Salinas planning commission upholds approval for Dave & Buster’s at Northridge Mall, denies appeal

The Salinas Planning Commission voted on Sept. 3 to deny an appeal and uphold the city planner’s approval of a conditional use permit (CUP 2024‑024) to allow a 23,412‑square‑foot Dave & Buster’s with on‑sale alcohol (Type 47 ABC license) at 1104 Northridge Mall. Commissioner Meeks moved to approve a resolution finding the project exempt under CEQA Guidelines §15301 (Existing Facilities) and to deny the appeal; Commissioner Rook seconded the motion, and all commissioners present voted yes.

The matter drew nearly an hour and a half of public testimony and back‑and‑forth between the mall operator, the applicant team and city staff. The appeal argued the city’s CEQA exemption was improper for a change from a vacant department store to a late‑night entertainment venue and raised public‑safety and nuisance concerns. The applicant and Salinas Police Department staff said proposed conditions address those concerns.

Staff presentation and recommended action

Tom Wiles, senior planner, told the commission that a notice of intent to approve was posted July 3, 2025, and that no formal protest was received during the 10‑day NOI period, but an appeal was filed on July 25. Wiles said staff recommended a resolution finding the project exempt from CEQA under Guideline §15301(a) and affirming the city planner’s approval of CUP 2024‑024.

What the project would do

The permit covers a 23,412‑square‑foot commercial recreation and entertainment use in the former Sears building at Northridge Mall. Wiles said the proposal includes an arcade, restaurant/banquet spaces and on‑site alcohol sales; alcohol service is proposed to end by 2 a.m., the primary customer entrance would be at the first floor and the second floor would house much of the operation.

Appellant concerns: safety, precedent and CEQA

Jason Jaffe, who said he represents the ownership and management of the adjacent mall property, urged the commission to deny the CUP and cited a series of recent security incidents near the vacant Sears box. “This isn’t just speculation. I can show you examples,” Jaffe said, describing fights, graffiti, and an incident that activated shot‑spotter sensors. He told commissioners he feared a high‑volume alcohol use would increase late‑night disturbances and shift costs for security and reputation onto neighboring property owners and the city.

Jaffe also argued the City’s reliance on the CEQA “existing facilities” exemption was inappropriate because Sears has been closed for years and the proposed use is “fundamentally different” from the prior department store, a point he said has led courts elsewhere to reject similar exemptions.

Applicant response and conditions

Steven Jamieson, counsel for Dave & Buster’s, and senior company executives defended the operator’s record and the staff recommendation. Jamieson said the location’s primary use is entertainment and banquet services, not a bar, and that alcohol typically represents a small share of gross revenue at Dave & Buster’s: “The primary use is the arcade aspect of it,” he said. The applicant confirmed agreement to the draft conditions in the planner’s report, including security requirements developed with the police department.

Sergeant Magana of the Salinas Police Department, whose July 3, 2025 memorandum is included in the staff packet, told commissioners that police “would be more active, patrolling, more visible, have the North Officers drive by the location, be more visible during the operating hours for sure,” if the use opens. The department’s memorandum was cited by both staff and the applicant as a basis for finding no objection to approval so long as conditions are met.

Specific conditions and operational commitments discussed

Several security and operational measures were discussed at length. The draft conditions referenced by staff and the applicant include required on‑site security beginning at early evening hours with an additional security officer on Friday and Saturday late hours; the applicant pledged to follow those conditions and to deploy trained staff and surveillance. Applicant operations staff described ID and responsible beverage‑service training (ServSafe, RBS) and said a house policy under consideration would require an adult aged 25 or older to accompany minors during evening hours in some circumstances. Commissioners asked about continuous surveillance, staffing levels during daytime hours and whether informal betting on arcade games would be prohibited; the applicant agreed to consider conditions expressly prohibiting betting and to meet training and monitoring obligations required by state law and the ABC license.

The commission’s decision and next steps

Commissioner Meeks moved for the resolution finding the project exempt under CEQA Guidelines §15301 and to affirm denial of the appeal; Commissioner Rook seconded. A roll call vote recorded yes votes from Commissioners Rakimora, Rook, Gutierrez, Meeks and Purnell and from Chair Larissa McKelvey Day. The motion passed and the appeal was denied; the city planner’s approval of CUP 2024‑024 stands. Staff announced that any person with standing may file an appeal of the commission’s decision at the city clerk’s office within 10 days (city clerk, 200 Lincoln Avenue).

Why this matters

The decision clears the way for a nationally operated entertainment anchor at a large vacant mall box that city staff and the applicant argue will increase activation, jobs and sales tax revenue. Opponents pointed to local safety incidents and to legal risk if CEQA exemption use is later challenged in court. The commission’s action relied on staff findings, the police memorandum, and the conditions the applicant agreed to accept.