Pahrump planning commission fails to approve conditional use permit for Nevada Highway 160 gas station amid traffic and safety concerns

The Pahrump Regional Planning Commission on May 14 declined to approve CU 24‑57, a conditional use permit for a proposed fuel‑dispensing facility and associated commercial uses at 750 South Nevada Highway 160, after commissioners and residents raised traffic, circulation and groundwater concerns.

The project as presented would redevelop the former Bank of America site into a 3,800‑square‑foot convenience store with a 3,720‑square‑foot fuel canopy, a 1,200‑square‑foot enclosed car wash and a 2,200‑square‑foot quick‑service restaurant with a drive‑through. The applicant said the site is roughly two acres; staff noted the approval would allow a fuel‑dispensing use on a General Commercial (GC) parcel and that subsequent engineering and a site development plan would be required.

Commissioners and members of the public focused repeatedly on traffic and circulation at the intersection of two state highways where the site sits. Commissioner Ian Bayne, representing District 3, said the location would add high‑volume, short‑duration trips to a corridor he described as “already very dangerous,” and urged the commission to reject the permit. “The only safe option is to not pass this project,” Bayne said during public comment.

Applicant Tony Celeste — who identified the gas station operator as Green Valley Groceries — said the team had coordinated with the Pahrump Water District and planned to submit the required CAT‑1 and traffic studies during the site development phase. “We do agree with all their conditions, including doing the CAT 1 study, which will also be part of our traffic study,” Celeste told the commission. He also said a Phase I groundwater review showed the water table between about 49 and 75 feet below the surface and that an enclosed car wash would include a water‑recycling system.

Staff and the applicant confirmed final access and any required road improvements on Highway 372 and Highway 160 are subject to Nevada Department of Transportation (NDOT) approval; several speakers emphasized that NDOT controls access and intersection improvements on those state highways. Staff also noted the Pahrump Water District had recommended a car‑wash water recycling system as a condition of approval.

Public commenters and commissioners raised multiple circulation concerns that would be evaluated during site development: tight turning radii for drive‑through traffic, the proximity and configuration of existing driveways along the frontage, queuing and stacking for the restaurant drive‑through, ATM kiosk access, and maneuvering for fuel delivery trucks and larger vehicles. The applicant said the conceptual plan had been drawn to accommodate appropriate turning radii and that some existing driveways would likely be consolidated in coordination with NDOT.

The commission motioned to approve CU 24‑57 based on staff findings and conditions. The motion failed for lack of a majority; three commissioners voted in favor and one opposed. The hearing record shows the commission did not adopt the permit and that the item will return to the RPC at its next regular meeting, currently scheduled for June 11, 2025.

What happens next The commission’s decision means the applicant may refine the proposal and return with additional traffic, drainage and site‑development information. Staff reiterated that a CAM/traffic study and NDOT coordination are required before a final site development plan can be approved. The applicant said he expects to continue coordinating with NDOT, Pahrump Water District and county planning and public works during the next review phase.

Votes at a glance - Approval of minutes (April 9, 2025): approved (motion carried; routine procedural vote). - Agenda approval: approved (procedural). - CU 24‑57 (fuel dispensing facility, 750 S. Nevada Hwy 160): motion to approve failed (failed for lack of majority; motion recorded as three in favor, one opposed). The commission recorded that the item will return to the RPC on June 11, 2025. - ZCMP 25‑3 (zone change to RE‑1 for 1021 E. Mans Road): RPC recommended approval to the Board of County Commissioners (approved in commission vote). - AB 24‑5 and AB 24‑6 (public utility easement abandonments for Mountain Falls LLC): both approved; AB 24‑5 included an amendment to remove a west easement as requested by Valley Electric. - WV 25‑4 (waiver for building setback and sign area, Maverik/ Home Depot site): approved. - WV 25‑6 (waiver to reinstate expired site development entitlements, Our Lady of the Valley / Roman Catholic Bishop of Las Vegas): the commission did not reach a final approval and the item will return to the next meeting for further consideration. - CU 205‑5 (reconsideration of animal rescue limit at Never Forgotten Animal Society): commission approved an amendment increasing the cap in special condition #7 to 100 animals with provisions for revisiting staffing; the record also allows temporary emergency increases at animal‑control request and language to revisit increases administratively after an initial compliance period.

Notes: the RPC acted as the final body for some administrative items and as a recommending body for zone changes; many actions will require separate site development plan review, NDOT approvals for state highway access, and additional engineering or agency reviews.

Ending The commission’s failure to adopt CU 24‑57 leaves the applicant able to revise and resubmit. Commissioners and residents made clear their principal concerns are traffic circulation and public safety at a complex state‑highway intersection; staff reiterated that NDOT and county public works will review traffic studies and recommend any required improvements during the site‑development review. The item is scheduled to be re‑noticed for the RPC meeting on June 11, 2025.