Planning commission approves conditional use permit to rebuild service station, retain off‑sale alcohol license at 1163 Turvin Avenue

SALINAS, Calif. — The Salinas Planning Commission voted April 16 to approve Conditional Use Permit 2024‑046 for demolition of an existing service station and construction of a new convenience store, fuel canopy and vehicle washing building at 1163 Turvin Avenue, with an associated conforming off‑sale alcohol use (Type 20 license).

Associate Planner Robert Latino summarized the proposal and the required findings, including the city’s analysis that the project is consistent with existing zoning (Industrial General — Airport overlay), that the site has historically held a Type 20 ABC license and that the application would reestablish a conforming off‑sale alcohol use as the structure and site are relocated. Latino told commissioners the recommendation is to approve the conditional use permit and the staff finding that the project is exempt from further environmental review under CEQA.

An unnamed staff member recused themselves before the presentation, saying, “I’m public affairs official for Chevron and this is a Chevron station, so I’ll be stepping out of the room.” The application lists Jay Warrick as the applicant representing property owner Coast to Coast Property Holdings; Latino also noted Coast to Coast has prior conditional use permits for this property dating to 1986 and 1990.

Staff described several required project conditions: a noise study for the vehicle‑wash dryers and a 9‑foot noise wall where needed; compliance with canopy and site lighting standards; architectural treatments and screening of rooftop equipment; eight off‑street parking spaces in the proposed plan; and conditions specific to off‑sale alcohol uses, including limiting sales hours, locking cooler doors overnight, responsible beverage service training and restrictions on single‑serving sizes and point‑of‑sale locations.

On the question of undue concentration of alcohol outlets, staff said the census tract currently exceeds the city threshold for outlets but noted the Police Department did not object to approval because the site is not in an area of heightened crime and the site distances to residences, parks (Los Padres Park) and schools (Los Padres Elementary) exceed the city’s typical spacing averages (staff cited roughly 1,400 linear feet to residences and about 2,834 linear feet to parks and schools).

Commissioner Meeks moved to approve the conditional use permit; Commissioner Rakimora seconded. The roll call vote was: Rakimora — yes; Meeks — yes; Purnell — yes; Chairperson McKelvey Day — yes. Motion passed. Latino noted the commission’s approval is subject to a 10‑day waiting period during which appeals may be filed with the Community Development Department.

For the meeting’s earlier consent calendar, the commission also approved the April 2 meeting minutes. Commissioner Meeks moved to approve the minutes, Commissioner Purnell seconded; roll call for that consent vote recorded Commissioner Okamura — yes; Commissioner Rook — abstain; Meeks — yes; Purnell — yes; Chairperson McKelvey Day — yes.

The commission’s approval allows the applicant to continue with design and permit clearance steps; staff will process building permits, sign permits, and finalize conditions related to alcohol sales and noise mitigation before final occupancy.