LITTLE FALLS, NY — On Wednesday evening, a combined meeting of the Little Falls Planning Board, Zoning Board of Appeals, and local citizens convened to hear a proposal from Michael Berke, Principal of Oxford Group, LLC, and Sonny Patel, President of Beer World, for a new adult-use cannabis dispensary at the former Berkshire Bank Building located at 1 West Main Street.
Operating under the brand Canna Planet, the proposed dispensary aims to transform the vacant commercial space into a regulated cannabis retail operation, with the remaining building space leased as offices.
The presentation, supported by detailed documents and a candid discussion, outlined the operational, regulatory, and community benefits of the project.
A New Vision for 1 West Main Street
The Berkshire Bank Building at the corner of West Main and Ann Street.
The former Berkshire Bank Building, currently zoned C-1 for commercial use, requires no variances for the proposed dispensary, as confirmed by the presenters. Michael Berke, a familiar figure in Little Falls as the owner of Shoppers Square and the Dollar General strip center, is in negotiations to purchase the building.
He plans to lease the ground floor to Canna Planet while utilizing the upper floors for office spaces. “I have a contract on that building,” Berke stated, noting that a previous deal fell through, leading to his potential partnership with Canna Planet. “We got to talking, and he was telling me about what he’s doing. I’m involved in the cannabis business from the cultivation side in Connecticut.”
Sonny Patel, whose family has operated Beer World for over 26 years, emphasized their retail expertise and commitment to compliance. “My family has 60% ownership pretty much,” Patel explained, detailing the ownership structure where his wife, daughter, and son each hold 20%, with the remaining 40% allocated to license holders and investors.
There are currently seven other Canna Planet Dispensaries that they operate in New York State, and it will operate in accordance with the strict regulations of the New York State Office of Cannabis Management (OCM), ensuring a secure and professional environment.
Operational Details and Community Benefits
Photos from the presentation of other Canna Planet location interiors.
Canna Planet’s proposal outlines a retail operation selling New York State-regulated cannabis products, including flower, edibles, tinctures, vaporizers, and accessories. The business will feature consumer education, age-controlled access (for individuals 21 and older), and ID verification at the entrance.
“All products are pre-NSV tested, pre-packaged, and sealed,” Patel noted during the presentation, emphasizing that no open containers or on-site consumption will be permitted. Products will be stored in secure OCM-compliant vaults or locked displays.
Patel highlighted the economic benefits, projecting annual sales of $3 to $4 million, with local taxes contributing approximately $90,000 to $100,000 to the city.
“We typically consider 3% of the sales,” Patel said, explaining that for a daily sale of $7,700, about $302 would go to the local town, with additional portions allocated to the county and state excise taxes.
The dispensary plans to employ 7 to 8 local staff members, with one employee trained at their Middletown, New York headquarters to ensure compliance with state regulations.
Addressing Community Concerns
Photographs of some of Patel’s other business locations.
The presentation addressed several community concerns, including the building’s condition, security measures, and the broader implications of a cannabis dispensary in Little Falls.
Residents raised concerns about the building’s facade, noting that “people have seen chunks falling off of it.” Berke acknowledged the problem, stating, “We’ve got a master builder in for another reason… he’ll know exactly what to do.”
He assured the audience that necessary repairs would be made to ensure safety, potentially avoiding the need for permanent scaffolding.
Security was a significant focus, with Patel detailing strict protocols. “We have a security person at the desk,” he said, explaining that deliveries involve a registered vehicle with a locked cage, carrying no more than ten orders at a time.
Online orders require age verification, and the dispensary’s website features a menu with detailed product information, including THC levels and pricing.
“It’s all online. You can go online and register yourself,” Patel noted, comparing the process to ordering at a modern retail kiosk.
Residents also inquired about the Federal/State legal conflict, as cannabis remains illegal at the Federal level. Patel addressed this, saying, “We saw the history in other states like California and Arizona… the issue with having trouble at the Federal level – it’s very slim.”
He emphasized that their operations are fully compliant with New York State laws, drawing parallels to their regulated alcohol business.
Photo by Dave Warner – Sonny Patel (standing) gives a presentation and answers questions about a proposed Canna Planet business in Little Falls.
Strategic Location Choice
Patel explained why Little Falls was chosen for the dispensary. “Finding real estate is very challenging for a cannabis business,” he said, noting local resistance in some areas due to historical stigmas.
However, Little Falls’ smaller population of approximately 4,500, with a broader catchment area of 30,000 to 40,000, makes it an ideal location.
“Our experience or our revenue tells us that we go into smaller towns like Ellenville,” Patel said, comparing it to their successful store in a similarly sized town. He noted that smaller towns face less competition, unlike Kingston, where six other dispensaries divide the market.
The site’s compliance with OCM buffer zones was also highlighted. The “Little Falls Narrative” document they provided confirms that the nearest school or house of worship is over 1,000 feet away, far exceeding the required 200 feet from houses of worship and 500 feet from K-12 schools.
Regulatory Compliance and Signage
New York State’s strict regulations were a recurring theme. Patel described the OCM’s oversight, including weekly sales and inventory reporting and real-time camera access.
“New York State, if you get caught not reporting in to them Monday by noon, we have a problem,” he said, recounting instances where OCM flagged open storage cages.
The dispensary will adhere to signage restrictions, with windows tinted up to eight feet off the ground and only two signs displayed, simply stating “Canna Planet Dispensary.”
“We’re not allowed to put any of those signs like you see in liquor stores,” Patel clarified, ensuring compliance with local ordinances.
Community Engagement and Next Steps
The proposal has sparked interest in Little Falls, which did not opt out of the adult-use cannabis retail mandate before the State’s December 31, 2021, deadline.
Berke and Patel invited residents to visit their existing dispensaries for a firsthand look at operations. “I would love for any one of you… We would love to welcome you and give you a tour,” Patel offered.
Berke remains optimistic about finalizing the building purchase, stating, “I don’t think it’s going to be a hindrance. Come to terms on numbers, terms, time, and all the other related items in a deal.”
As Little Falls considers this proposal, the Canna Planet dispensary represents a potential economic boost, bringing jobs, tax revenue, and a regulated business to the heart of the city.