FeRRITER & FeRRITER ATTORNEYS AT LAW 1663 NORTHAMPTON STREET + HOLYOKE, MA 01040 ‘TEL 413.535.4200 FAX 413.535.4201 feriter@feriter.com HAND DEI May 10, 2018 Honorable Brenna Murphy McGee, City Clerk Holyoke City Hall 536 Dwight Street, #2 Holyoke, MA 01040 Re: Canna Provisions, Inc. 2 380R Dwight Street, Holyoke, MA Our File No. 11,892 Dear Brenna: Enclosed is the application under Ordinance 7.10 for the Recreational Marijuaria'Retai Establishment (RMRE) facility, to be located at 380R Street, Holyoke, MA. » If you have any questions, please contact me. Very truly yours, FEI John J Fergter, Esquire LUMAR, Ge ilaeheCiy Chat $1018 ox Enclosures ce-Honorable Alex Morse, Mayor (by email) City Councilors (by email) Mr. Mareos Marrero, City Planner (by email) FERRITER.COMSection 7.10.6 Application Procedure and Requirements Building B 380R Dwight Street, Holyoke, Massachusetts 7.10.6.1.a- The Name and Addressed of each owner of the Marijuana Establishment:CANNA PROVISIONS, INC. 214 Adams Avenue West Newton, MA 02465 To the City of Holyoke: This is being provided to the City of Holyoke pursuant to the Application requirements in Section 7.10.6(1)(A) of the City of Holyoke Zoning Ordinance: Canna Provisions, Inc. is a domestic profit corporation formed in the Commonwealth of Massachusetts with the State identification number: 001325268. The Federal Employer ID number is 82-5377573. The Shareholders are: Eugene McCain of 214 Adams Avenue, West Newton, MA 02465 ¢ Arthur P. Becker of 10 Sullivan #35, Street New York, New YorkSection 7.10.6 Application Procedure and Requirements Building B 380R Dwight Street, Holyoke, Massachusetts 7.10.6.1.b - Copies of all requires registrations, licenses and permits issued to the Applicant by the Commonwealth of Massachusetts and of its agencies for the establishment:Registered Marijuana Dispensary Name of Owner: Canna Provisions, Inc. Address: 214 Adams Avenue, West Newton MA 03465 Contact Name Eugene MeCain Address (other) Contact Phone_ 857-999-1475, — Fax et N/A as_above (GF different from owner) "Name of Applicant: S: Address: Phone, Fax #, Phase Zero Design Inc. (applicable) Address; 8 Wilcox Street, Simsbury CT 06070 Phone 86 Name of Engineer/Surveyor/Sign Company 64-1624 Name of Project, Site Plan Narratives, 380R Dwight Street, Holyoke MA Property Address: 280R Dwight Street Zoning District: IG Deed of Property Recorded in Hampden County Registry of Deeds: Book. Pages. Holyoke Assessor Map Reference: Map.021___Black_O1 Parcel 005 Pursuant to Chapter 40A of the General Laws of the Commonwealth of Massachusetts and the Holyoke Zoning Ordinance, application is hereby made to the Holyoke Planning Board to do the following: Site and operate a Registered Marijuana Dispensary in the existing building located at 380R Dwight street. Will any other permits or variances be required? If so, please list and indicate if they have been applied for or obtained, No additional permits or variances required. Canna Provisions Inc. Canna Provisions Inc. APPLICANT (please print) OWNER (or LEGAL COUNSEL) Zc — sey eae SST OF ARENT SaCaTORE oF OunER (w TESA CONSE) 20 KOREAN VETERANS PLAZA, SUITE 406 « HOLYOKE, MASSACHUSETTS 01040-5000 PHONE: (413) 322-5575 « E-MAIL: pianning@holyoke.orgSection 7.10.6 Application Procedure and Requirements. Building B 380R Dwight Street, Holyoke, Massachusetts 7.10.6.1.¢ — Evidence that the Applicant has site control and right to use the site for a marijuana establishment in the form of a deed or valid purchase and sales agreement or, in the case of a lease a notarized statement from the property owner and a copy of the lease agreement.LEASE AGREEMENT '380R Dwight Street, Holyoke Dated: May 9, 2018 Parties ‘The parties to this Lease Agreement (“Agreement”) are Lessor, Mass Property Partners, LLC, a Delaware limited ilablity company having a Massachusetts office at 214 Adams Avenue, West Newton, Massachusetts 02465, hereinafter referred to as “CANNA.", and, Lessee, Canna Provisions, Inc, a Massachusetts company having a principal office at 214 ‘Adams Ave, West Newton, Massachusetts 02465, hereinafter referred to as “CANNA.” Rectal ‘Whereas, MPP has @ master lease from Marjos, LLC who is the record owner of the Premises as defined below; and ‘Whereas, the parties wish to estabifsh, as between them, CANNA's absolute right for itsalf, or to authorize said sub-lessee(s), to utilize the Premises for any purpose consistent with the zoning and State and Municipal laws and regulations. Now, therefore, In mutual consideration, MPP hereby leases to CANA, and CANNA leases from MPP, the Premises on the following terms: 1. Premises. The Premises consist of portion of the land and improvements (EXHIBIT A) described in deed, as further described and recorded at Sook 17616 Page 268, document #3679 Hampden County Registry of Deeds (EXHIBIT B) , together with all rights, duties and privileges appertaining thereto as described In the attached quit claim deed of Jan 23, 2009 and the associated Map deseribing Parcel il. The portion being leased is referred to as the 2 story Dispensary (Building 8) of approximately 3,600sf. 2, Tegm The term of this lease is five (5) years, commencing upon the execution hereof. Lessee ‘shall have the right to renew this tease for two (2) additional five-year terms upon notice to MPP net later than six (6) months prior to the expiration of each five year term, 3. Rent Initial term. For the initial Five (5) year of this laase, the rent shail be $206,250, payable in ‘ive (5} annual payments of $41,250 annually in arrears. @, Renewal term, For the first five years of the renewal term, (years 6 thru 10) if any, the rent shall be $247,500, payable in five (5) annual payments of $49,500 each, in arrears. . Renewal term. Far the second five years of the renewal term (Years 11 thru 15), if any, the rent shall be $275,000, payable in five (5) annual payments of $55,000 each, in arrears.10, option to Purchase, CANNA shall have the right and option, upon 60 days written notice to ‘purchase the premises, acquiring such title thereto as MPP shall have acquired, as follows: 2 Within one year of commencement of Lease: for $400,000; b. After one year and before twa years from commencement of lease: for $533,323; ‘After two years and before three years from commencement of lease: for $666,666; 4. After three years and before four years from commencement of lease: for $800,000; and @. After four years and before five years from commencement of lease: $833,333. ‘The rent paid hereunder shall not be credited toward the purchase price. And the passing of title for the Purchase Options shall occur no sooner than 60 days from Notice and not later ‘than 120 days from Notice. Condition; use. The Premises are delivered and accepted in as-is condition, CANNA shall be responsible and is given permission by MPP, in advance, for all maintenance, improvements ‘and bringing buildings to applicable codes, if and when it deems necessary, Including design, architecture, engineering, hazmat abatement, environmental studies and remediation, construction, remodeling and demolition. Any use of the Premises allowed by faw Is hereby allowed by MPP. Assignment; Subleasing, CANA shall have the absolute right to assign Its rights hereunder ‘andor sublease the Premises, or any portion thereof, to any party without approval of MPP, provided that any instrument of assignment or sublease require compliance with all focal and state law as to the use thereof, No such assignment ar sublease shall reduce or otherwise affect CANNA’s obligations hereunder.. HVAC. MPP has no obligation to provide heating, ventilation and air conditioning equipment or facilities, same to be installed at CANNA’s option, but in accordance with all application codes. and regulations. Disturbance. CANNA shall use its best efforts to cause, or allow, no disturbance of neighbors, ‘whether from nolse, odor or other causes, and shall indemnify MPP against ary claim thereof. Pumphouse. MPP will permit and cooperate with CANNA’s efforts to arrange for the ‘demolition of the Pumphouse in order to create more parking at the Purmphouse location. No additional rent shall be charged for this use. Demolition costs will be at CANNA’s expense, ‘Subdhvsion: ALCANNA’s request, MPP and the Property owner, Marios, LL, will subdivide the property, at CANNA’s costs, into 2 parcels if such subdivision is permitted by the Municipal government. One of the two parcels shall be the leased premises, such that CANNA can exercise its option to buy the subdivided feasehold premises. MPP will assign CANNA to be its agent for processing the subdivision applications and will cooperate in signing any and all 2documents and forms as required. MPP shall have no cost or labilty in the subdivision process. Rental rate will not change as a result of subdivision. 14, Other, 2, Taxes, Allreal estate taxes levied on the property duting the term of this lease and any renewal term, shall be paid by CANNA promptly when due, b. Improvements. CANNA may at its expense make such changes, alternations and improvements to the Premises as it deems appropriate, structural and non-structural, so long as all such alterations and improvements comply with all applicable laws. & Repairs, MPP is not responsible for repairs to the Premises or any component thereof. 4. Signage. CANNA may erect and maintain such signs as It deems appropriate and are allowed by law, and may allow any assignee or sub-lessee to erect and maintain such signs. fe. Insurance and Liability. 1. Uabilty Insurance: CANNA is responsible and required to obtain a liability insurance policy with coverage for the entire premises. This Rability coverage Is to be no less than $2,000,000. 2. Fire insurance (including theft and vandalism}: CANNA is responsible, after redeveloping the property, to obtain Fire insurance sufficient to cover the costs to replace any buildings as built or renovated or remodeled on the property. 3. CANNA will indemnify MPP against any liability claims made against the Property. {Governing law. All matters pertaining to this lease may be brought, shall be governed by, construed and enforced in accordance with the laws of Massachusetts. ‘Signed this day and year respectively written below: ‘Mass Property Partners, LLC Canna Provisions, nc. By: ~~ Byes WY. ace Its Managing Member Its: Director and Chief Executive Officer May 3, 2018 May 1, 2018aus LEASED AREA TO Gana Provisons ‘eprosratay 3600e! F rst Canad | Owighr: StrectLeased Area MPP, LLC to GANNA PROVISIONS, INC.EXHIBIT B Property Description of Entire Parcel owned by Marjos, LLC with Portions leased to MMP, LLC and sub- leased Area to Canna Provisions, inc. for 380R Dwight Street, Holyoke, MA Page of {NOW ALL MEN BY THESE PRESETS ut [ARYANT STEWART, LLC Beate nd iy company se mange {Se Fen Seed oy Bre, ng pepo ne Ie 1, Sree Meeshot al eanitunin of TWO HUNDRED THIRTY THOUSAND ent 00100 Gbaampocs ‘pete IR DWIGHT STRBET, LL Macha tc Mai compeny ‘Sie cua ue ary, etn pneo nes 3008 DON ‘See Habeas Bern wan QueCLADM COVIRIANTS ‘dew ha aig hr ln st, Hemp Coty Macht, Soedet decree egg ert ae meyer nem it [Sige 10 (13 se mae te arr (a pepe ified ne oececars sca re Soret terns eae es Gy Rago onde BOSS, NSP HYG" W nga emerged od Tea Copernic of ‘Seti epnnn ent 131001710) et ‘ena ounineeibe it Lave Cel ace soa tere weet of fe a Lert Co (Eos otevenypnnsen S0E0 (35) wa poles ence SSIO7 51" adits of onde tiny nd 4/09 0.4 ft pet Ieticcanar oxo pomp ow ct lms eon Bip Bet 320 Dusigle Se, Holyors xsraien. NIE IEE sng cera igow Sit ctmes ame igen a8 67100 18 eto po see ip /150.203,30,59/V V2trsoorcesiprint hal ton2n017Page 2 of 3 Bk 11616 2g269 #2679 SS9"14° 37° aoogpremise eared to AACO Rey Comp sane of ehy fo (4) fel poi hoe S36 16'25°W aeng prenoe eomnyd to ACO Rely Cop ane of 0 ‘amd and 3/100 200.03) fet tthe pot of beeing. ‘Th forgoing ste presse shown ss Parca on pan of nd eed “Tinto, Man, Define Pian Bethe Helerock Sbdvision for Marta Cah ‘amury 2, 173 rece a npn Conny Regiy of Don in Bank of Plas 142, age 7 ‘Tis conveyance ie nde sbjot and tgs with he poisons of iit “A” ‘moet ded ess Hayek Water Power Cooxazy Gud Doves 7 1972 ‘Rooted in Harpe Cony Regie of Dade Book 3763, Page 54, which Bxkt "A" een mt Bock 3763, Pago Std ae Bit “A ay bo meee of aed mid Haren Crusty Ral of De wd thin comveyece ede sje tow {opie wibibe povnona fal isruments ef cure th Hampdes Conary ‘Reioy of Deeds sow i ice aa fc wie wp er ‘Subject to "Agpoemen of Raertts tcing te Sorosing renin ted Maoh 26, 1973 and vecoded in eid Ret of Dens a Book 376, Pos 77 ‘Sbjct to Holyoke Canavalia Aspe! tween Grantor ad The Cy of ‘Hoboke dated My 21, 200 and sored en any 42008 el Rit of Boads ‘enon 17100, Page 434, [BRING the eune pre eoavoyed tothe Granta hun by Ged frome Tse A. Brat snd Peach Stew dated Ap 19, 201 od cade a Hampden County Regi of ‘Deed jn Book 1385, Page 238,LEASE AGREEMENT '380R Dwight Street, Holyoke, MA 01040 Dated: December 1", 2017 Parties ‘The parties to this Lease Agreement (“Agreement”) are {essor, Marjos, LLC, @ Massachusetts limited liability company having a principat office at 38. ‘Church Street, Winchester, Massachusetts, 01890, hereinafter referred to as “Marjos;”, and lessee, Mass Property Partners, LLC, a Massachusetts limited lability company having @ principal office at 214 Adams Avenue, West Newton, Massachusetts 02465, hereinafter referred to as “MPP.” Recital Whereas, Marjos is the record owner of the Premises as defined below; and Whereas, the parties wish to establish, as between them, MPP’s absolute right for itself, or to authorize said sub-tessee(s), to utilize the Premises for any purpose consistent with the local zoning, ‘State and Municipal laws and regulations. Now, therefore, in mutual consideration, Marjos hereby leases to MPP, and MPP leases from Marjos, the Premises on the following terms: 1. Premises. The Premises consist of a portion of the land and improvements shown on EXHIBIT A. ‘together with all rights, duties and privileges. The portion being leased is part of the property deeded on the Hampden County Registry of Deeds under Book 21975, Page 53, Document # 72095 {EXHIBIT B) and is referred to as the 2 story Dispensary (Building 8) of approximately 3,600sf and the 3 story Connector Building, being approximately 24,900sf for a total of 28,500s. 2. Term. The term of this lease is five (5) years, commencing upon the execution hereof. Lessee ‘shall have the right to renew this lease for two {2) additional five-year terms upon natice to Marjos not later than six (6) months prior to the expiration of each term. 3 Rent. ‘a. Initial term. For the inital Five (5) year of this lease, the rent shall be $206,250, payable In five (5) annual payments of $41,250 annually, in arrears. 8. 1% Renewal term. For the first five years of the renewal term, (years 6 thru 10) ff any, the rent shall be $247,500, payable in five (5) annual payments of $49,500 each, in arrears. C. 2*Renewal term. For the second five years of the renewal term {Years 11 thru 15), fany, the rent shall be $275,000, payable in flve (5) annual payments of $55,000 each, in arrears. an10. Qotion to Purchase. MPP shall have the right and option, upon 60 days written notice, to purchase the premises, acquiring such title thereto as Marjos shall have acquired, as follows: ‘a. Within one year of commencement of Lease: for $400,000; b, After one year and before two years from commencement of lease: for $533,333; ‘c. _After two years and before three years from commencement of lease: for $666,665; d. After thrae years and befcre four years from commencement of tease: for $800,000; and After four years and before five years from commencement of lease: $933,333. ‘The rent paid hereunder shall not be credited toward the purchase price. And the passing of Utle for the Purchase Options shall occur no sooner than 60 days from Notice and not later than 120 days from Notice. Condition; use, The Premises are delivered and accepted in as-is condition. MPP shall be responsible and is given permission by Marjos, in advance, for all maintenance, improvements ‘and bringing buildings to applicable codes, if and when it deems necessary, including design, architecture, engineering, hazmat abatement, environmental studies and remediation, construction, remodeling end demolition. Any use of the Premises allowed by law is hereby allowed by Marios. ‘Assignment; Subleasing, MPP shall have the absolute right to assign its rights hereunder and/or ‘sublease the Premises, or any portion thereof, to any party without approval of Marios, provided that any instrument of assignment or sublease require compliance with all local and state laws as to the use thereof. No such assignment or sublease shall reduce or otherwise ‘affect MPP's obligations hereunder. HVAC. Marjos has no obligation to provide heating, ventilation and air conditioning equipment ‘or facilities, same to be installed at MPP's option, but in accordance with all application codes and regulations. Disturbance. MPP shall use its best efforts to cause, or allow, no disturbance of neighbors, whether from noise, odor or other causes, and shail indemnify Marjos against any claim thereof. Purphouse. Marjos will cooperate with MPP’s efforts to obtain ownership or use of the Pumphouse, so-called, on Dwight Street, including the annexing thereof to the Premises. ‘Subdivision: Marjos will subdivide the property, at MPP's costs, into 2 or more parcels if requested by MPP and if such subdivision is permitted by the Municipal government. One of ‘the two parcels shall be the leased premises, such that MPP can exercise its option to buy the subdivided leasehold premises. Marjos will assign MPP to be Its agent for processing the subdivision applications and will cooperate in signing any and all documents and forms as required, Marjos shall have no cost or liability inthe subdivision process. Rental rate will not change as a result of subdivision, ifn Other. ‘& Taxes, All real estate taxes levied on the property during the term of this lease and any renewal term, shall be paid by MPP promptly when due. b. MPP will be responsible for payment of all utility charges, including water and sewer billed to Marjos in reference to the leased premises. Improvements, MPP may at its expense make such changes, alternatians and improvements to the Premises as it deems appropriate, structural and non-structural, so Jong as al such alterations and improvements comply with all applicable taws. d. Repairs. Marjos is not responsible for repairs to the Premises ar any component thereof, fe. Signage. MPP may erect and maintain such signs as it deems appropriate and are allowed by law, and may allow any assignee or sub-lessee to erect and maintain such signs. f. Insurance and Liability. 41. Liability Insurance: MPP is responsible and required to obtain a liability Insurance policy with coverage for the entire premises, This liability coverage Is to be no less ‘than $2,000,000. 2. Fire Insurance (including theft and vendalism|: MPP is responsible, after redeveloping the property, to obtain Fire Insurance sufficient to cover the costs to replace any buildings as built or renovated or remodeled on the property. 3. MPP will Indemnify Marios against any labilty claims made against the Property. & Governing taw. All matters pertaining to this lease may be brought, shall be governed by, construed and enforced in accordance with the laws of Massachusetts. ‘Signed this day and yepr respectively written below: Mi ZAML— [2-117 Mass Property Partners, LLC Date By: Eugene McCain hy fa Date ‘Signatory Member ‘Managing Memberquer A LEASED AREA TO MPR LLO ‘Approximately 28,80D3tEXHIBIT B Property Description of Entire Parcel including Fidelity and MPP leased Area ‘from former Quit Claim Deed for 380R Dwight Street, Holyoke, MA Be 21975 pass, 35-3523815"8 0: rin Athan 38K De Hai AIO Ben es ooh eee. ‘qurretam DEED SHOR Dwight Sweet, LLC, « Massachusens limited lability company whose manager is Nikolas Malcyilos, having its usual place of business at 120 West Codarview Avene, Staten Island, NY 10306, for consideration pid and in fll consideration of Four Hundred Seventy-five Thowsind Dollars ($475,000.00) ‘ants © MARIOS, LLC, a Massachusetts linked lability company with ofies at ‘38 Church Stret, Winchester, Messechusetts 018980, with QUITCLAIM COVENANTS, the land tn Holyoke, Massachusetts, desctibed in Exhibit A tached hereto, ‘The premises conveyed do not constitute substantially all of the propery of the Grantor. Being the same premises conveyed tothe Grantor betein by deed of Bryant Stewart, LLC, dated January 21, 2009, recorded in the aforeseid Registry of Deeds in Book 17616, Page 268. {SIGNATURE PAGE TO FOLLOW,Hie 21975 BgS4 #72095 Seba by Nols Mayon fe Manner hee dy aeons hs "ay of Novemmee 2017. Signed ond sealed in the 380R Duvght Stet, LLC preence of eee Bre ‘Nolas Malaytos, Manager STATE OF NEW YORK ) )88, RICHMOND COUNTY > On this 29 day of 2017, before me, the odemign! sty pl Nils Nay, pose peed wd proved ime through saisiaciory evidence of identification, “wes ‘Ste te panonehasonmne get one ‘reveding or atached document nad acknowledged to me that he signed it athe ‘onary ac of the Hinited ibiity company, 380R Dwight See, LLC. 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Se mTSection 7.10.6 Application Procedure and Requirements Building B 380R Dwight Street, Holyoke, Massachusetts 7.10.6.1.d — A notarized statement signed by the marijuana establishment organization's Chief Executive Officer and corporate attorney disclosing all of its designated owners, including officers, directors, partners, managers, or other similarly-situated individuals and entities and their addresses:CANNA PROVISIONS, INC. 214 Adams Avenue West Newton, MA 02465 To the City of Holyoke: This is being provided to the City of Holyoke pursuant to the Application requirements in Section 7.10.6(1)(d) of the City of Holyoke Zoning Ordinance: Canna Provisions, Inc. is a domestic profit corporation formed in the Commonweatth of Massachusetts with the State Identification number: 001325268. The Federal Employer ID number is 82-5377573. The Shareholders are Eugene McCain of 214 Adams Avenue, West Newton, MA 02465 and Arthur P. Becker of 10 Sullivan #35, Street New York, New York. Eugene McCain owns 80% of the Shares and Arthur Becker owns 20% of the shares. The officers are’ CEO, President and Secretary: Eugene McCain ‘Treasurer: Arthur Becker The Directors are: Eugene McCain Arthur Becker The above is a true and correct statement on the ownership of Canna Provisions, Inc. Aes Eugene McCain, CEO Signed by: ( 22 ia John Férriter, Atforney for Canna Provisions, Inc. NOTARIZATION: Personally appeared Eugene McCain, $@rsonally known to me and acknowledged his free act and deed this 10th day of May, 2018. Osman ht EOC My commission expires: 1/31/2025 Signed by:‘Section 7.10.6 Application Procedure and Requirements Building B 380R Dwight Street, Holyoke, Massachusetts on site, including but not cultivation and processing of marijuana and marijuana infused products (MIPs), on-site sales, delivery, of marijuana and related products to off-site facilities, offsite direct delivery to patients, distribution of educational materials, and other programs or activities: The building is a two story brick building, 1800 sf per floor. The building is to be renovated and the downstairs will be built out as a retail marijuana dispensary, subject to the State and City of Holyoke laws and regulations. The activities planned for the property are: ‘A. Retail sales: Customers will be able to visit the store during scheduled hours to purchase marijuana and marijuana infused products and other non-marijuana but related products, such as pipes and vaporizers. B. Delivery Services: We intend on developing a delivery program to serve customers \Who find it easier/more convenient to order the products and request home delivery. The delivery services will be adapted to follow the protocols recommended by the City of Holyoke Police Department. C. Educational materials will be made available in the dispensary. There will be no cultivation or processing on the site. There will be no use of the second floor for any purposes other than storage of non-marijuana materials, such as packaging supplies, office supplies, cleaning supplies.Section 7.10.6 Application Procedure and Requirements Building B 380R Dwight Street, Holyoke, Massachusetts 7.10.6.1.f— A written notice from the Chief of Police shall be submitted to the City Clerk stating that an acceptable Security Plan has been reviewed and approve Note: The Holyoke Chief of Police has reviewed Canna Provisions INC’s Security Plan and is in the process of issuing a written notice of acceptance to the City ClerkSection 7.10.6 Application Procedure and Requirements Building B 380R Dwight Street, Holyoke, Massachusetts 7,10.6.1.g — Details of the proposed exterior security measures for the marijuana establishment:ANNA PROVISIONS, INC. ‘380R Dwight St. Bldg B - Holyoke Security Plan she security at the proposed facility ("facility") will incorporate physical security elements electronic Tecurity systems, security staffing, and procedures to provide 2 comprehensve integrated secure seviroement that wil deter and prevent unauthorized entrance into areas containing marijuana and cic at marjuana at the facility. These security measures have been designed to protect the premises, patients, dispensary agents and the public. ‘The security plans and systems have been designed and installed to be compliant will all the regulatory requirements. “The security plans and systems will ensure the facility in Holyoke: } Allows only dispensary patients, facility agents, authorized visitors and contractors and law enforcement and municipal officials access to the facility, > Proventy individuals from remaining onthe premises of the fatty if they are not engaging In activity allowed. tas ectabished limited access areas accessible only to specifically authorized personnel, which Shall include only the minimum number of employees essential for efficient operation, > Stores all marijuana and cash in a secure, locked safe or vault and in such a manner 25 £0 prevent diversion, theft, and loss; > Keep allsafes, vauits, and any other equipment or areas used for the sales, production, cetwotion, harvesting, processing, o storage of marijuana and MPs securely lacked and protected from entry, except for the actual time required to remove or replace marijuana; Keeps all locks and security equipment in good working order; serie keys from being lftin the locks or stored or placed in location accessible to persons other than specifically authorized personnel, ceretpits accesso of security measures, suchas combination numbers, passwords, or rrononic security systems, to persons other than specifically authorized personnel cares thatthe outside perimeter ofthe faciityis sufficiently it to facilitate survelian Ereures that trees, bushes, and other foliage outside ofthe faclity do not allow fora person or persons to conceal themselves from sight; > Has developed emergency polices and procedures fr securing ll product following any rae of diversion, theft, or oss of marijuana, and conduct an assessment to determine whether additional safeguards are necessary; and > Complied with all local requirements regarding siting. vv vy v “The facility will be equipped with the following electronic security systems: > Closed Circuit Television System (CCTV) > Access Control & Monitoring System (ACMS) > Security Alarm System (SAS) > Key Management System (KMS) ‘these electronic security systems will be designed utilizing the best practice technology that is 1commercially available and the best practice security features available for an operation of this nature. ‘The systems will be flexible and scalable for future growth or additional security, The systems will be integrated such that an alarm input from a security device (e.g,, door contact) will cause an automatic response by the Closed-Circuit Television System (CCTV) so that the nature of the alarm can be viewed and analyzed and the appropriate response initiated by local security staffing Simultaneously alarm signals will be relayed to a central station listed by Underwriters Laboratories (UL), via redundant communications for appropriate emergency response. The design, installation, and service of these security systems will be provided by a licensed private security contractor. Each of these electronic security systems is detailed in the following sections and the locations of the system components will be illustrated on Security Drawings. The Security Drawings will illustrate the location of: > all cameras and their field of view; > all alarm inputs (e.g., door contacts, motion detectors, duress/hold up devices, etc.) > all network video recorders and alarm control panels; > all access card reader locations; > all security workstations and network switches; and Details of the components contemplated for these security systems are in the attached data sheets. Access to rooms where surveillance monitoring recording equipment will be limited to personnel essential to the surveillance operations and a listing of those personnel will be maintained and made available to DPH upon request. Records for Hi Dispensary Facilit Al required records, lists and logs will be retained in compliance with the regulations, Computer log files will be retained for at least (90) ninety days. The VMS will provide a minimum of (90) ninety days of storage on-site. Video surveillance documenting a security event will be retained indefinitely. Back Up Power All security system components and other critical infrastructure of the facility including safety lighting, ‘etc. will be supported by emergency diesel powered generator, battery back-ups and a failure notification system with audio/visual alert. Security and emergency systems will remain online so that the security systems will not be compromised, even in a power outage. Limited Access Areas in the Holyoke Dispensary Each room and/or area of the facility has been segregated into three physical classifications for protection and access. Regardless of area classification, all areas will be under video surveillance at all times and protected by third-party security personnel and electronic security systems, The area classifications are as follows:‘Administrative Access Area~ That physical portion of the facility that can be occupied by individuals who have not been fully vetted as to their level of authorization to enter into and conduct business at the facility. Within the facility, the only designated ‘Administrative access area is the facility entrance or “entrance mantrap” area of the facility, All other areas of the facility fall into a limited access area Limited Access Area ~ That physical portion of the building, room, or other indoor or outdoor area on the licensed premises of the facility where marijuana, MIPs, or marijuana by-products are cultivated, stored, weighed, packaged, processed, or disposed, under control of the licensee, with access limited to only those facility agents designated by the management. There will be a double locked door system, called a trap or mantrap, in-between the facility's entrance and the limited access area. Access to limited access areas will be controlled by the electronic security systems with locking devices that authorize access to credentialed users only. All outside vendors, ‘contractors, and visitors must obtain a visitor identification badge prior to entering 2 limited access area, and will be escorted at all times by 2 facility agent authorized to enter the limited access area. The visitor identification badge must be visibly displayed at all times while the visitor isin any limited access area. All visitor identification badges shall be returned to the RMD upon exit. Restricted Access Area- That physical portion of the facility inside the limited access area that has been determined to need a higher level of security and authorization to enter. ‘These areas have enhanced security features and require dual means of authentication through the ACMS for entry. These areas include: > Vault; > Security Room > Fulfillment Room Perimeter Security The entire outside perimeter of the facility will be monitored by CCTV and will be sufficiently lit to facilitate surveillance. Trees, bushes, and other foliage outside of the facility will be removed. or ‘maintained to ensure they do not allow for a person or persons to conceal themselves from sight. During hours of operation, facility Security will randomly patrol the perimeter of the facility to provide a physical deterrent and monitor the perimeter of the facility including the parking lot and, when appropriate, to provide escorts to authorized individuals coming and going from the facility ‘Through camera monitoring and random patrols facility Security will be able to prevent individuals from remaining on the premises of the facility if they are not engaging in allowable activity. Secured Points of Entry All entry and exit points to the facility will be controlled by the ACMS and will be monitored by CCTV.Doors that are required to be fire/emergency egresses will have audio alarms and transmit an alarm to the Security Room. All activity related to entry and exit doors and restricted or limited-access area doors will be monitored and controlled by the electronic security systems and facility Security Refer to the Security Staffing section later in this security plan for further information regarding security officers and their duties and responsibilities. Main Entrance to the Holyoke Dispensary The main entrance door will be the primary means of ingress and egress for anyone entering or leaving the facility. Patients, Employees, contractors, vendors and other authorized visitors will be granted access to the entrance mantrap by facility Security that will be positioned at a security room adjacent to the mantrap. Facility Security in the trap area will grant access after visually assessing the individual to ensure they are a patient, active employee or authorized contactor, vendor or visitor with legitimate business. An intercom station will allow for communication between the security officer in the secured check-in area with individuals or the security officer on the perimeter of the dispensary without opening the main entrance door. Individuals must remain in the checkin area until their identification, reason of business, verification and authorization (or lack of) is verified by security staff. Only after an individual has completed the check-in process are they eligible to proceed to the next level of access. Individuals not able to complete this process will not be allowed to remain and must leave the facility. Secure Gated Delivery Area ‘An area of approximately 20ft by 30 ft will be fenced off with a chain link fence and a locked gate to accommodate delivery truck for secure delivery. There will be one door entering into a secure interior room for storage and with vault. Transportation of Marijuana Products ‘Al transport will be done with a special equipped vehicle/van with two personnel at all times. Deliveries will be done using alternating and random routes and changing time schedules to prevent planned criminal interventions. All marijuana products will be transported within specially designed, locked tubs that each will contain their own GPS or RFID tracking devices. The GPS or RFID devices will have the ability to be located and monitored by both the dispensary and by emergency services. ‘Transports of Cash All transport will be done with special equipped vehicle/van with two personnel at all times. Transport of cash to bank will be done on a random schedule and with random routes, with effort made to remove cash from dispensary each weekday. Door Hardware All exterior doors and interior doors into restricted access or limited access areas will be protected by magnetic contacts that are highly resistant to defeat by external magnets. These doors will provide a high degree of physical security and will require substantial force and/or time to compromise.> Electrified Strikes — Higher security with fewer moving parts and moving parts secured in the device. The gap between door/frame is minimized. Interior doors that require access control will include this door hardware. = > Panic Bar Hardware~ Exterior doors that require panic hardware will be equipped with rim mounted panic bar hardware with electrified latch retraction. As there will be no outside hardware on these doors itis @ very robust design, Lighting Safety lighting will be properly installed throughout the interior and exterior of the building. Proper lighting technology will be utilized to ensure optimal security surveillance (e.g., no sodium vapor lights) and eliminate any interference with the CCTV system. Parking at the Holyoke Dispensary itate all parking for the operations of the facility. All ince and facility Security staff. ‘The facility parking lot at the location will fac parking areas will be monitored by video. sur Closed Circuit Television System (CCTV) The facility CCTV system will be designed to ensure compliance with all regulations and will utilize state of the art technology. > There are video cameras in all areas that may contain marijuana, at all points of entry and e and in all parking lots, which is appropriate for the normal lighting conditions of the area under surveillance; > The cameras are directed at all safes, vaults, and areas where marijuana is cultivated, harvested, processed, prepared, stored, handled, or dispensed; > The cameras are angled so as to allow for the capture of clear and certain identification of any person entering or exiting the facility or area; > Allcameras will record twenty-four hours a day; > The VMS ensures that the camera images will be available for immediate viewing by law 5enforcement upon request and that itis retained for at least 90 calendar days.; Recordings will not be destroyed or altered, and will be retained as long as necessary if the licensee is aware of a pending criminal, civil, or administrative investigation, or legal proceeding for which the recording may contain relevant information; The VMS has the ability to immediately produce a clear, color, still photo (live or recorded) with a date and time stamp embedded on all recordings. The date and time is synchronized and set correctly and shall not significantly obscure the picture; The CCTV system and the VMS has ability to remain operational during a power outage; and The VMS has the ability to produce a video recording that allows for the exporting of still images in an industry standard image format, including .ipg, .bmp, and .gif. Exported video has the ability to be archived in a proprietary format that ensures authentication of the video and guarantees that no alteration of the recorded image has taken place. Exported video also has the abilty to be saved in an industry standard file format that can be played on a standard computer operating system. All recordings will be erased or destroyed prior to disposal. v v vv Overview of System ‘The CCTV system utilized at the cultivation facility meets or exceeds all industry standards. Safety and security purposes for the CCTV system include but are not limited to: > Protection of individuals, including patients, employees, contractors, and deliveries; > Protection of property, marijuana product, building perimeter, entrances and exits, lobbies and corridors, receiving docks, and storage areas; > Verification of alarms and electronic security systems; > Video patrol of restricted areas; and > Investigation of criminal activity and disciplinary activity. ‘The CCTV system is comprised of a Video Management System (VMS), a dedicated Local Area Network (LAN), LAN switches, PC-based workstations, Network Video Records (NVRS), Uuninterruptable power supply (UPS) units, and Network IP cameras Video Management System A comprehensive enterprise level Video Management System (VMS) comprised of server based Network Video Recorders (NVRs) will be the backbone of the CCTV system and include the following features but not limited to: > Displays a date and time stamp on all recorded video; > Can produce a digital video disk using an installed media recording drive that provides video viewable on any Windows PC, ifa player’s software is required it will be on the disk; ‘The ability to remain operational during a power outage; Allow for the exporting of still mages in standard image format; Archive of exported video to ensure authentication of video; Exported video shall have the ability to be saved in an industry standard format; and Allow recordings to be erased or destroyed prior to disposal. vvvvvThe NVRs will record video signals from Network IP cameras that are connected to a dedicated LAN for the CCTV system and allow for video surveillance at the PC-based workstations throughout the facility The PC-based workstations will have 2 large format wall-mounted monitors and multiple desktop monitors of at least 20 inches or greater to monitor cameras and access the VMS system. A local color high-resolution printer will be maintained and can be used to print a hard copy of any stored video camera image if necessary. ‘The VMS system will record at the full resolution of the Network IP cameras of 1.3 or greater megapixels for IP cameras, and will be designed to provide a minimum of 90 days of recording onsite on the NVR’s. The VMS system will be integrated with the Access Control & Monitoring (ACM) system to allow camera signals to be displayed upon alarm conditions, The VMS system will record 24 hours a day. The VMS system will be configured to record at twelve (12) frames per second. Upon detecting motion the VMS will record at twelve (20) frames per second, and if there is ‘no motion or alarm condition the VMS will record at one (1) FPS. The NVRs will be located in racks in the Security Closet. The Security closet is a Restricted Access ‘area secured by card reader with pin pad access, magnetic door contacts, motion detectors and network IP dome cameras. The Security Closet is limited to persons that are essential to surveillance ‘operations, law enforcement authorities acting within their lawful jurisdiction, security system service personnel, and regulators. This closet will remain locked at all times and shall not be used for any other function. Network IP Cameras and Camera Placement The CCTV system will utilize fixed 1.3 or greater megapixel Network IP dome cameras with day/night and Wide Dynamic Range technology. > Fixed cameras will be installed to provide a consistent recorded image of all areas and avoid any physical obstructions; 13 Megapixel resolution is ten times (4X) the resolution of typical analog cameras and provides useable video footage allowing true identification capabilities including hi quality facial and body images; > Day/Night (D/N) and Wide Dynamic Range (WDR) technology or IR will be included in camera locations that have low light levels or challenging lighting conditions in their field of views and. will provide a minimum of 0.3 Lux or 2.3X DPH requirements to avoid backlighting; and > Cameras will be angled to allow for facial recognition, the capture of clear and certain identification of any person entering or exiting the dispensary area. ‘The entire inside of the facility and the entire perimeter of the facility will be under CCTV surveillance Including but not limited to: > Allbuilding entrances and exits; > All parking lot areas adjacent to the facility to document activity; > Allareas immediately adjacent to the dispensary; and > The entire inside of the facility, including all limited access areas and restricted areas where marijuana, MIPs, or marijuana by-products are cultivated, stored, weighed,packaged, processed, disposed or dispensed, including safe and vault locations. ess to the Video Management System Remote connection to the VMS for the facility security team and the Local Law Enforcement will be available 24 hours a day, 7 days a week via a DSL/Cable Modem that is connected to the internet and then connected to the NVRs. Authorized users will be able to access the VMS via (I) a Windows computer with remote client software installed, (i) a web- browser, or (i) a mobile smart device including tablets and smartphones with remote client software installed, System Backup, Testing and Maintenance The CCTV system, NVRs and LAN switches will have battery backup to remain operational during a power outage. The director of Security or his designee will ensure that security personnel perform routine inspections and tests at regular intervals (at least once every week) of the CCTV and VMS systems to ensure it isin good working order at all times. Any malfunction of any component of the CCTV system will be immediately reported to the agent- in-charge and addressed. An archiving process will be implemented on a daily basis to ensure proper back-up and storage of video. The CCTV system and its components will be under a 24 hours a day, 7 days a week maintenance agreement with a licensed commercial security provider that will include testing of all security devices. ‘Access Control & Monitoring System (ACMS) ‘A network-based, distributed database electronic access control and monitoring system (ACMS) has been installed at the facility to serve as the engine of the integrated electronic security systems. Safety and security purposes for the ACMS include but are not limited to: > > vvvywvyvy > ‘Supporting crime prevention and control objectives; Ensuring a secure locked facility for the cultivation, processing and storage of medical marijuana; Preventing the theft or diversion of medical marijuana; Preventing unauthorized access; Granting access based only on an authorized credential being presented; Monitoring and documenting all requests for access; Monitoring and alerts of alarm conditions based on alarm inputs including magnetic contacts; Reducing the use of mechanical locks and keys that can be easily duplicated; Integrating the various security systems including CCTV, SAS, etc. to allow for higher level functionality of all electronic security systems; and Aiding in the investigation of criminal and disciplinary activity ‘The ACMS for the facility will be comprised of controllers, smart card readers, and smart cardsthat are connected to a communications server and then connected to PC-based workstations onthe dedicated security LAN The ACMS will be cross connected with the security alarm system (SAS) so that redundant communications with a central station that is listed by Underwriters Laboratories (UL) for alarm monitoring will take place automatically. Refer to the SAS narrative later in this security plan for further information about the SAS. The ACMS combines point monitoring and access control with photo ID badging, network video recorder integration, alarm, and email/text message notification and threat level escalation. This is an enterprise level system with a server as the database engine. The system utilizes TCP/IP network communications to provide user interaction and real time monitoring to PC- based workstations located on the dedicated security LAN. This system integrates with the CCTV system and NVRs and allows NVR stored or live video to be accessed within the access control software. All video is transmitted across the security LAN connections. Any malfunction of any ‘component or alarm input of the ACMS will be monitored using four (4) stage notifications that an provide an audible, text or visual notification of any failure in the system including alarm, trouble, ground, or open. Photo 1D Badging is integrated with this system and allows an ID template to be designed and a digital photo of employees to be imported. User groups will be configured within the ACMS to dictate what users will be granted access to specific locations and at what times. Advanced access control feature such as threat escalation and Mantrap door control will be implemented as follows: > Threat escalation — The ACMS will be programmed to update access control user groups and definitions real-time in the event of an alarm condition to further restrict or allow movement in the facility. > Mantrap door control ~ At the main entrance the interior door to the limited access ‘areas cannot be unlocked and opened until the opposite door has been closed and locked. Pass- through authorization is validated by smart card through the ACMS. The ACMS for the facility will be listed by Underwriters Laboratories for access control (UL Standard 294) and proprietary alarm monitoring (UL Standard 1076). The ACMS will have battery backup to remain operational during a power outage. Doors and locks to restricted areas and limited access areas will be configured to remain locked and not release during a power outage unless required under fire/life safety standards. The Director of Security or designee will ensure that security personnel perform routine inspections and tests at regular intervals (at least once every week) of the ACMS to ensure it is in good working order at all times. The ACMS and its components will be under a 24 hour a day, 7 days a week maintenance agreement that will include monthly testing of all security devices Contactless Smart Card Reader Select interior, and all exterior pedestrian doors will have contactless smart card readers to allow authorized individuals to access these areas. Presenting a contactless smart card credential to a reader will cause the red LED to flash green, the local beeper will sound and the system will unlock the door if the individual is authorized at that location and at that time. These readers are powerfully secure with multi-layered security that ensures data authenticity 9and privacy and provides tamper-proof protection of keys/cryptographic operations. They are rated for an operating temperature range of -31 to 150 degrees Fahrenheit and have an environmental rating of IP6S therefore they can be surface mounted inside or outside. Higher security areas will have a combination contactless smart card reader and a keypad for a level two identification and authentication requiring an individual to present a credential (what you have) and a Personal Identification Number (what you know). Employee Smart Card Credentials All employees will be issued a combination contactless smart card/photo ID. The photo ID will include a photo, name and Employee ID number. Factory programming of the contactless smart card will be based on a secure Elite format. The secure Elite format through HID is developed specifically for use by one individual end-user organization that ensures that no other end-user will be able to obtain a smart card credential of this format. Only the licensee, through its approved security contractor, will be able to order smart card credentials of this format from the manufacturer HID. The Elite format smart card will be attached to a neck lanyard holder that will also include the state registration card. This will be worn by all employees at all times while on site. A facility agent must keep his or her identification card visible at all times when on the property of the dispensary. Fire Cor lerations ‘A common alarm output relay provided by others will interface with the ACMS to trigger an alarm condition in the event of a fire that will trigger system designed settings to properly adjust to the fire conditions. Visitor Management System (VMS) ‘An enterprise-class software application that streamlines the check-in process, captures detailed visitor information accurately has been implemented in the facility. The VMS will be located in the Security Room. This system allows security agents to more tightly control who is expected at the 10facility. The VMS allows for confidential record keeping of visitor information that easily generates a full range of reports based on filtering/sorting the VMS database to assist facility staff. This VMS identifies and helps keep out unwanted people from gaining entry via a Watch List feature. When a Visitor or contractor arrives, security and/or dispensary agents will verify that the visitor was expected and a visitor identification badge will be issued by the Security Agent. The visitor's information, along, with the time in, time out and escorting agents name will be logged into the system. This log shall be available for inspection by law enforcement, All visitor identification badges will be returned to the security room upon exit Security Alarm System (SAS} The facility SAS has been designed to ensure compliance with all industry standards and required regulations including, but not limited to: > Aperimeter alarm on all entry points and perimeter windows; > Afailure notification system that provides an audible, text, or visual notification of any fallure in the surveillance system. The failure notification system shall provide an alert to designated employees of the facility within five minutes after the failure, either by telephone, email, or text message; > Aduress alarm; and > Apanic or holdup alarm connected to local public safety or law enforcement authorities Overview of System The previous described ACMS includes an intrusion alarm system and has a robust alarm monitor capability including point monitoring, alarm graphics, alarm email/text_message notification. The Security Alarm System (SAS) will be connected to outputs of the ACMS system The SAS system is comprised of magnetic door contacts, an alarm system control panel, zone expanders, alarm keypads, wireless panic/holdup alarms, and wireless panic/holdup transmitters. ‘System Components and Operation The SAS will provide coverage of all entry points and perimeter windows in the facility and all rooms with exteriors walls. Magnetic Door Contacts Every exterior door and select interior doors will have magnetic door contacts installed to monitor the security of these doors. These contacts will be recessed mounted and are of a triple-biased design for increased security. They are highly resistant to defeat by external magnets. 1Request-To-Exit (REX) Sensors Specialized motion detectors, referred to as request-to-exit (REX) devices, with targeting of detection area will be part of any door that has an access control reader and magnetic contacts, The surface mounted REX above the door will shunt the magnetic contacts for a valid egress through the door, The ACMS system will be programed to allow a maximum period of time for a valid egress without causing a held open alarm. Motion Detectors Every room with an exterior door, every room with an exterior wall, vault and interior corridors. will have motion installed to monitor the security of these areas. The on-board microprocessor analyzes and compares the sensor data to make the most intelligent alarm decisions in the security industry. Detector design includes MANTIS (Multi-point Anti-mask with Integrated Spray detection) which uses patented prism lenses and active infrared detection to provide protection against all known forms of attack. MANTIS complies with the latest worldwide regulatory standard for detecting objects covering ‘or placed in front of the detector. MANTIS is sensitive to materials regardless of texture or color, including fabric, paper, metal, plastic, tape and spray. When MANTIS identifies a masking material, the detector sends a supervision anti-masking signal to the control panel. Cover and wall tamper switches are included in this surface mounted detector. 12‘SAS Control Panel The SAS control panel is connected to the ACMS intrusion alarm zone programmed out so that redundant communications with a UL listed remote central station takes place automatically, The SAS will provide authorized users with the ability to receive alerts from the panel to their cell phone, mobile device and/or email address including Arm/Disarm changes and all alarms. Two-way supervised wireless subsystem provides remote communication between wireless duress/panic transmitters and the panel. In addition to the primary alarm monitoring company the facility will accomplish redundancy by utilizing a back-up alarm monitoring company that is not the same company supplying the primary system. This back-up alarm monitoring company will have all the capabilities of the primary system. When an alarm is triggered redundant signals will go out to each separate monitoring company. The primary monitoring company will notify the Local Law Enforcement of the alarm and the back-up monitoring company will notify the facility Director of Security or his designee. ‘Alarm Keypad / Duress Alarm ‘The facility will have an alarm keypad installed to allow authorized arming/disarming and reporting the alarms of the SAS. These 5” full-color touchscreen display alarm keypads include easy-to-use Icons menus, distinct tones and turn red in alarm conditions, A silent duress alarm will be sent to the central station if a duress code is entered in to the alarm keypad by an individual if they are forced to disarm this system. B‘Wireless Panic / Holdup Alarm Wired panic/holdup alarms have often been found to go unused in an emergency as they are installed in a fixed location which often is inaccessible to employees when needed. The facility will utilize wireless handheld Panic/Holdup transmitters that can be carried or placed near the individual so that it is convenient in that emergency condition to allow for security personnel or management to trigger a panic alarm, which means an audible security alarm signal generated by the manual activation of a transmitter intended to signal a life threating or emergency situation requiring law enforcement response, or a holdup alarm, which means a silent alarm signal generated by the manual activation of the device intended to signal a robbery in progress. The facility will utilize approximately 10 wireless panic/holdup transmitters and necessary receivers at the security command areas, executive areas and loading areas. SAS Testing and Maintenance ‘The SAS and all of its components will have a battery backup to remain operational during a power outage. The director of Security or his designee will ensure that security personnel perform routine inspections and tests at regular intervals (at least once every week) of the SAS to ensure it Is in good working order at all times. The SAS and its components will be under a 24 hour a day, 7 days a week maintenance agreement that will include monthly testing of all security devices. Key Management System (KMS) The facility will utilize 2 Keytracer modular, scalable integrated key management and control system for security and traceability of keys within the facility. The KMS will be located in the Security Room and securely stores all keys for the property and document all activity/use of each key. Security staff and facility management may gain access to the KMS by electronic readers/pins under the control of the ACMS system. All keys for the dispensary will be stored in the Key management system. The image below illustrates an example of a key management system. The director of Security or designee will ensure that security personnel perform an inventory of the KMS daily to ensure that keys are not left in locks. 4Power Outage In the event of a power outage at the facility a 12-volt battery backup system will supply power to all security systems. Within 10-25 seconds of any outage the back-up generator will engage supplying power to all security systems to last for over 8 hours before needing refueling. When a power interruption is detected a message will be transmitted through the SAS system to the Director of Security and the on-call emergency response team member. The power interruption will be investigated by the Director of Security, designee or the on-call emergency response team member and they will ensure that all security systems remain operational. For an extended power outage (over 8 hours) the Director of Security and the executive management team will schedule facility Agents to ensure generator power remains operational. In the event of a catastrophic power failure, where the backup generator fails, the security team, along with the executive management team will provide 24 hours a day manned security at the facility. Security Staffing The licensee will oversee the protection of the facility to protect the facity, products, patients, employees and visitors from identified and unidentified threats. The facility security will utilize technology and recognized best practices regarding access control, detection of unauthorized intrusions, product theft and diversion prevention, property and employee protection, emergency preparedness and incident response to provide this service. During hours of operation, security staff will be working at the facility to monitor the interior, perimeter and parking lots of the facility, to greet and assist patients, employees and individuals attempting to gain access to the facility. Security agents will greet patients, employees and other individuals at the main entrance of the facility, and monitor the electronic security systems. At least one contracted armed security staff will be on duty anytime facility staff are in the facility, The selection, training and supervision of the security staff will be managed by licensee or their 15designee. The security staff will be selected, trained, and managed using the strict criteria detailed in this plan. The Director of Security will oversee the overall security functions of the facility. During day-to- day operations, a security manager or supervisor will oversee these functions. In addition to other duties at the premises the security supervisor will perform the following: Assist and direct all other security staff in performing their duties; Be responsible for insuring that all electronic security systems are functioning in accordance with their specifications and design; Monitor activities to ensure patient, employee, visitor and contractor safety and security; Protect all marijuana products from theft, diversion of harm from internal or external sources; ‘Assist with the receipt and audit ofall marijuana products; Provide escort for authorized visitors and contractors; and vvvvy Using recognized best security practices, adhere all security related rules as described in the regulations. Security Officer Qualifications ‘The licensee will contract with a licensed, bonded, and insured professional security agency to fill the Security Agent positions. These contracted employees must meet the following qualifications: > Former Holyoke law enforcement or former Holyoke resident with military experience preferred. > Good computer and technical skills. Familiarity with electronic security systems preferred. > Submit to and pass the requirements of the required background checks > Capable of successfully completing at least two separate employment interviews. > Willingness and desire to work in a high security environment. > Licensed to Carry Staffing The facility will be staffed by security officers when the dispensary is open. This includes weekends, holidays and evenings. This will include at least one armed guard. Security Officers will perform following duties: > Assist arriving patients and employees entering the facility; > Act asa deterrent for criminal activity, including the theft or diversion of product; > Direct visitors and contractors to the check-in window 16Verify that individuals entering the dispensary are authorized and arrange escorts for visitors; Provide escorts for patients and employees from the entrance to their vehicle, if requested; Observe and report all unusual or suspicious activities; vvvy Assist with the closing process and assist employees leaving for the day with door service and escorts; v Provide facility staff with security and safety related assistance > Conduct visual observation of the exterior of the facility including parking areas for suspicious activity During periods of increased security awareness, requiring additional security personnel, officers will bbe added and/or shifts extended, until it has been determined by management that the threat has subsided. ‘Security Staff Credentials and Records All security related credentials, licenses, employment and training records will be retained and kept ‘on file in accordance with the Human Resources policies and procedures. These records will be available for inspection by authorized government officials. All employment related records are retained for a_minimum of 10 years. Preference will be made for retired local police officers. Training All security officers assigned to the facility will have completed and/or participate in the following training: > A minimum of 16 hours of OT: (on the job) to be conducted by the security supervisor. > A minimum of 16 hours annually of continuing general security and facility specific training topics. Post orders and procedures will be developed to provide a set of clear and concise instructions, guidance and expectations for all security personnel. The orders will include the following: ‘Overview duties and responsibilities, Emergency contact information specific to the type of incident to report. procedures regarding common administrative items vv vy i Emergency procedures Outline of duties with shift specific details Daily Activity Report Security staff will maintain and complete a Daily Activity Report. This report will detail activities during their shift. The report is started at the beginning of the individual's shift and completed, with signature, at the end of the shift. This report details: 7All pass down information received from the previous shift. + All equipment, keys, key fobs, etc, received from the previous shift * timeline and description of all activities completed, ‘+ Acommunications log with any transportation vehicle ‘+ Any incidents with reference to the Incident Report created. ‘+ Confirmation of pass down information and equipment provided to the relieving officer/supervisor. ‘+ Signature of officer/supervisor. Daily Activity Reports will be filled, in a chronological manner, on-site for a period of not less than five years. Incident Report ‘An Incident Report will be completed by the officer(s) with direct or indirect involvement regarding ‘any security or safety related incidents that may occur on the property. Incident Reports will be completed prior to the departure of the officer/supervisor from their shift. This report details: + A classification of the incident—criminal, safety, medical, property damage, etc. Both a primary and secondary classification are established for incidents involving multiple issues. Date and time of incident and report. ‘+ Reporting officer's information, ‘+ Witnesses and their contact information. A detailed narrative of the incident. + Reporting officer's role and response to the incident. ‘What, ifany, public first responder or law enforcement responded and their contact information. ‘Any conclusions, if applicable and available. All incident Reports are reviewed by the Director of Security and the security account manager. Additional review and follow up may be required, depending on the nature and seriousness of the incident, This includes reporting the incident to local law enforcement. 18Section 7.10.6 Application Procedure and Requirements Building B 380R Dwight Street, Holyoke, Massachusetts 7.10.6.1.h ~ A Development Impact Statement containing all of the information required under Section 10.1.6 (1) of the Zoning Ordinance -and- 7.10.6.1.i— A Traffic Impact Statement containing all of the information required under Section 10.1.6 (1) of the Zoning OrdinanceSite Plan Narratives Building B 380R Dwight Street, Holyoke, Massachusetts Development Impact Statement 4.4 Background In accordance with Section 7.10.6(1)(h) and Section 10.1.6.1 of the City of Holyoke Zoning Ordinance, the Applicant is submitting the accompanying narrative information to evaluate the impacts of the proposed marijuana dispensary for recreational use on the community, as they relate to the economy, utilities, landscape, community and the environment Each of the following sub-sections will address the issues listed in Sections 7.10.6(1)(h) and Section 10.1.6.1.i, inclusive, of the Zoning Ordinance. Canna Provisions INC, a Massachusetts NP Corp. (the “Applicant’) proposed to operate a Registered Marijuana Dispensary (RMD) to be used as a dispensary for medical and recreational use (the "Project’) at the existing warehouse building located at 380R Dwight Street in Holyoke, MA, known as “Building B" (the “Property"). The Project area is depicted on Figure 1, below, showing an image from Google Earth including the site and its vicinity. Figure 1 - Google Earth Vicinity image The Property contains approximately +/-3,600 SF of steel and wood frame and masonry mill building along Dwight Street (Building B). The building is two stories (approximately 1,800 SF per floor, and is located on a parcel of approximately 0.810 acres. A building photograph from the City of Holyoke Assessor's records for the property is included as Figure 2.1.2 Project Summary and Schedule The Applicant seeks to reuse and redevelop the +/-3,600 SF building. Interior up fit will provide for a dispensary area, staff area, a vault and ADA toilet facilities. The existing areaway at the front of the building will be infiled with new construction to accommodate the interior uses and a new entrance door will be provided facing Dwight Street. Minor atheistic changes to the exterior facade are planned including infil of the existing areaway with new construction, new signage, a new entrance and new windows. Four large landscaping planters will also be provided outside of the building's entrance facing the parking area, Which will contain evergreens plantings. The Applicant will enhance security at the facility through the upgrade of exterior lighting and the use of security cameras capable of producing high resolution photographs throughout the interior and exterior of the premises. ‘The Applicant's anticipated schedule for the Project is as follows: ‘© Site Plan Approval June, 2018 ‘+ End of Appeals Period/ Record Special Permit July, 2018 + Obtain City Permits July, 2018 ‘© Construction Complete mid- October, 2018 © Occupancy mid- October, 2018 1.3 Economic Benefits and/or Liabilities of the Project The Project, as proposed, is anticipated to provide a net economic benefit to the Holyoke ‘Community. The Applicant cites the following beneficial impacts resulting from the project: The active use of an existing, unoccupied industrial facility within the community: ‘+ The creation of approximately 12-20 jobs on the first year of operation, many of which will be preferentially filled with Holyoke Residents; ‘+ Ancillary tax benefits in the form of excise tax on company assets registered in the City of Holyoke and additional meals tax revenue at local establishments that may be frequented by facilities employees.Potential liabilities of the Project are similar to those of any commercial project in the City, mainly the need for emergency services. Unlike other commercial projects, the required, owner-provided security monitoring of the facility will provide emergency services with additional information in the Project vicinity. The Applicant shall provide the Police and Fire Department with the facility's security plan and its regular updates. 1.4 Demands on City Infrastructure Demands on City Services and Infrastructure should not be increased when compared to previous industrial uses of the Property. As previously discussed in Item 1.3, above, no increase demand on emergency services is anticipated due to a security plan that will be continually updated and a state of the art security system providing continuous monitoring of the Project. Demands on infrastructure are limited to water and sewer impacts only. Impacts from surficial runoff and the City of Holyoke drainage system will not change from the existing condition. There will be no increase in impervious surfaces associated with the Project. Additionally, there will be no increase in potable water usage or sanitary usages when compared to the previous industrial use of the Property, 1.5 Integration into the Landscape Through the adaptive reuse and redevelopment of existing, vacant industrial property within ‘the General Industry (IG) zone, the building will continue to coexist with its environ. 1.6 Consistency with Master Plan ‘The Project, as proposed, complies with the City of Holyoke Zoning Ordinance to the maximum extent practicable 1.7 Impacts within One-Quarter Mile The Project, as proposed, should not adversely impact streets and intersections within one- quarter of a mile of the Property. Construction phase activities are mainly limited to the interior of the building; with limited construction work to infil the openings on the existing areaway. Construction will be limited to the hours of 7 am and 7 pm, or as limited by the Building Inspector. The majority of construction deliveries are anticipated to occur after the ‘AM Peak traffic hour and prior to the PM Peak traffic hour to limit impacts on adjacent roadways. 1.8 Prevention of Pollution to Surface and Ground Waters As an adaptive reuse and redevelopment project utilizing an existing, vacant, industrial facility, with no exterior construction or earthwork proposed, the Project is anticipated to have minimal impacts to ground water and surface water including impacts from soils erosion or storm water runoff. No increase in quantity of storm water runoff or degradation of quality of storm water runoff is anticipated from the Project. The general area around Building B will be repaved and striped for customer parking spaces, along with a proposed sally port for security and a dumpster enclosure. There are two existing catch basins on the property which will be reused for storm water management. The grade already slopes to the catch basins to provide positive drainage and the new pavement will follow the existing contours to allow this to happen.1.9 Outdoor Lighting Proposed lighting consists of energy efficient LED Lighting placed to minimize spill over to adjacent properties. A minimum light level of 1.0-candlefoot at ground level is anticipated for all walkways, stairs, loading areas and other places traveled by pedestrians on the Property. 4.40 Permits 1.10.1 Local Permits * Community Development © Special Permit + Conservation Commission No Permit Action Required * Board of Health ‘oNo Permit Action Required «Inspection Services © Building Department 1.10.2 State Permits + Department of Public Health © No Permit Action Required + Department of Environmental Protection ‘No Permit Action Required + Massachusetts Environmental Policy Act ‘© No Permit Action Required 1.10.3 Federal Permits + Environmental Protection Agency (NPDES) © No Perit Action Required 2.0 Traffic Impact Statement 2.1 Background In accordance with Section 7.10.6(1)() and Section 10.1.6.2 of the City of Holyoke Zoning Ordinance, the Applicant is submitting the accompanying narrative information to evaluate the impacts of the Project on traffic conditions in the vicinity of the Project 2.2 Trip Generation Based on the capacity of the facility, itis estimated the total customers served to be a maximum of 200 per day, which results in 400 trips to the site per day (200 in and 200 out). 2.3 Traffic Patterns Due to preferential hiring practices directed to Holyoke residents, the majority of traffic to the site by staff is anticipated to come from local City streets. Customer traffic is anticipated to use Interstate Route 91 and Massachusetts State Highway 202 to access the facility. Deliveries to/from the site will use varied routing as per the Project's security plan.2.4 Traffic Capacity As identified in section 2.2 of this report, the estimated total customers served will be a maximum of 200 per day. As such, no adverse impacts to capacity or safety for adjacent roadways are anticipated 2.5 Traffic Mitigation As no adverse impacts to capacity or safety for adjacent roadways are anticipated, the Project's Applicant is not proposing a Traffic Mitigation Plan. 2.6 Parking The existing site includes an area to be designated for parking. This area shall include an accessible space for the Handicapped, as well as additional spaces for staff and customers. The parking requirements for the Project as a retail use are based on the overall square footage of the use, or 3,600 square feet. At 5 spaces per 1,000 SF, the use would require 18 parking spaces. A total of 24 parking spaces are being provided in the proposed Improvements Plan (a total of 22 regular parking spaces and 2 van accessible parking spaces.