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CITY OF SALINAS
PLANNING COMMISSION REPORT
DATE: NOVEMBER 19, 2025
TO: PLANNING COMMISSION
FROM: COURTNEY GROSSMAN, PLANNING MANAGER
BY: THOMAS WILES, SENIOR PLANNER
TITLE: CONDITIONAL USE PERMIT 2025-023; REQUEST TO ESTABLISH AND OPERATE A N OFF-SALE ALCOHOL RELATED USE (TYPE 2 1 ABC
LICENSE) AT A PROPOSED CONVENIENCE STORE LOCATED AT
THE LAUREL WEST SHOPPING CENTER AT 1018 NORTH DAVIS
ROAD IN THE COMMERCIAL RETAIL (CR) ZONING DISTRICT
RECOMMENDED MOTION:
A motion to approve a resolution finding the project exempt pursuant to Section 15061(b)(3) of the CEQA Guidelines, affirming the findings, and approving Conditional Use Permit 2025-023.
EXECUTIVE SUMMARY:
Simon Maida is requesting approval of a Conditional Use Permit to establish and operate an off- sale alcohol related use (Type 21 Alcoholic Beverage Control (ABC) license – Off-sale beer, wine, and distilled spirits) at a proposed 2,618 square-foot convenience store located in the Laurel West Shopping Center at 1018 North Davis Road.
DISCUSSION:
Background:
Simon Maida is requesting approval of a Conditional Use Permit to establish and operate an off - sale alcohol related use (Type 2 1 ABC license) at proposed 2,618 square-foot convenience store in the Laurel West Shopping Center. The property owner is Rexford Title Incorporated. The new convenience store would be named Click Liquor Store . The name of the former tenant is LaLa Land Smoke Shop. A Type 21 ABC license includes sales of beer, wine, and distilled spirits for off-site consumption. Refer to the attached Site Plan and Floor Plans for more information. Upon approval of the Conditional Use Permit, the Applicant would be required to obtain a Type 21 ABC Page | 2
license from the California Department of Alcoholic Beverage Control (ABC).
The property is located in the CR (Commercial Retail) Zoning District. The following provides an overview of the land uses and zoning districts adjacent to the project site:
North: Retail/Commercial Retail (CR)
South: Residential/Residential Medium Density (R-M-3.6) East: Residential/Residential Medium Density (R-M-3.6)
West: Retail and Government/Commercial Retail (CR) and Public and Semipublic (PS)
Analysis:
Undue Concentration
Concerning off-sale alcohol-related uses, “undue concentration” is defined per California Business and Professions Code Section 23958.4 as either: (1) the ratio of off-sale retail licenses to population in the census tract or census division in which the premises is located exceeds the ratio of off-sale retail licenses to population in the county in which the premises is located : or (2) the premises is located in a crime reporting district that has a twenty percent (20%) greater number of reported crimes (i.e., the most recent yearly compilation by the local law enforcement agency of reported offenses of criminal homicide, forcible rape, robbery, aggravated assault, burglary, larceny, theft, and motor vehicle theft, combined with all arrests for other crimes, both felonies and misdemeanors, except traffic violations) than the average number of reported crimes as determined from all crime reporting districts within the jurisdiction of the local law enforcement agency.
The proposed location is within Census Tract 18.02 (CT 18.02). Per ABC, there are currently six (6) active off-sale licenses within CT 18.02 which are shown below:
Distance from
Name of Licensee Address Project site
1. Smart and Final (Type 21) 319 East Market Street 8,712 feet
2. Chin Brothers Grocery & Liquor (Type 21) 132 North Main Street 7,392 feet
3. Hasco Stations, LLC (Type 21) 417 North Main Street 5,914 feet
4. Clearwater Express (Type 20) 306 North Main Street 6,653 feet
5. T-Mart (Type 20) 430 North Main Street 6,125 feet
6. Vallarta Supermarket (Type 21) 1050 North Davis Road 500 feet
Per ABC, five (5) off-sale licenses are authorized in CT 18.02. Currently, the subject CT 18.02 is classified as undue concentrat ion as there are six (6) active off-sale alcohol licenses , which is higher than the five (5) authorized. Approval of the proposed Type 2 1 off-sale alcohol license would result in seven (7) off-sale alcohol license s in a census tra ct that is already undue concentrated for the number of off-sale alcohol licenses.
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The attached Map of off -sale Alcohol Licenses dated October 2019 shows the location of the proposed off-sale alcohol license to other off-sale alcohol licenses. The closest off-sale license to the project site is located at 1050 North Davis Road (Vallarta Supermarket), which is in CT 18.02 and is approximately 500 feet to the north of the project site in the same shopping center . The average distance to off -sale alcohol outlets in CT 18.02 is 5,883 feet, which is greater than the average of 956 feet for approved off -sale alcohol CUPs in a CT since 2010. Table 1 below lists the 61 Conditional Use Permit (CUP) applications for alcohol related uses that have been processed since 2010. Five (5) off -sale alcohol related CUPs located in an area of undue concentration have been required to comply with the City’s former One -for-One policy. Table 2 below provides a c omparison to Off-sale Alcohol Conditional Use Permits approved since 2010 including average distance calculations to other off-sale alcohol CUPs, schools and parks.
Because the proposed site is located within an area of undue concentration due to number of alcohol licenses in the CT 18.02, a finding that Public Convenience or Necessity is served by approving the off -sale alcohol use is required should the Planning Commission determine to approve the CUP. A finding of Public Convenience or Necessity could be determined as customers would be able to complete their shopping needs without having to travel to a range of retail outlets.
Table 1: Conditional Use Permit Applications for Alcohol Related Uses
No. Project
Number Status Type Address
Approval
Date
Approval
Body
1:1
Req?
Off-
sale?
1. CUP
2010-004 Approved Off-Sale
Alcohol
970 Work
St. 4/19/2011 City Council Yes Yes
2. CUP
2010-006 Expired Off-Sale
Alcohol
1532 N.
Main St. 6/14/2011 City Council Yes Yes
3. CUP
2010-007 Approved Off-Sale
Alcohol
615 W.
Laurel Dr. 6/6/2010
Planning
Commission Yes Yes
4. CUP
2010-013 Approved Off-Sale
Alcohol
306 N. Main
St. 10/12/2010 City Planner No Yes
5. CUP
2010-018
Approved On Site
Alcohol
242
Williams
Rd. 8/2/2011
City Planner No
6. CUP
2011-005 Denied Off-Sale
Alcohol
575 N.
Sanborn Rd. N/A
7. CUP
2011-009 Approved Off-Sale
Alcohol
1375 N.
Davis Rd. 6/1/2011
Planning
Commission Yes Yes
8. CUP
2011-010 Approved Off-Sale
Alcohol
1800 N.
Main St. 6/14/2011 City Council Yes Yes
9. CUP
2011-022 Approved On-Sale
Alcohol
1730 N.
Main St. 10/10/2011 City Planner No
10. CUP
2011-023 Withdrawn Off-Sale
Alcohol
1730 N.
Main St. N/A
11. CUP
2012-001 Approved On-Sale
Alcohol
1391 N.
Davis Rd. 2/12/2012 City Planner No
12. CUP
2012-003 Approved On-Sale
Alcohol
1748 N.
Main St. 3/27/2012 City Planner No
13. CUP Denied Off-Sale 8 Williams N/A
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2012-005 Alcohol Rd.
14. CUP
2013-003 Approved Off-Sale
Alcohol
1045 N.
Main St. 9/24/2013 City Council No Yes
15. CUP
2013-006 Approved On-Sale
Alcohol
1988 N.
Main St. 7/1/2013 City Planner No
16. CUP
2014-004
Withdrawn On-Sale
Alcohol
242
Williams
Rd.
N/A
17. CUP
2014-025 Denied Off-Sale
Alcohol
1532 N.
Main St. N/A
18. CUP
2015-004 Approved On-Sale
Alcohol
124 Abbott
St. 8/4/2015 City Planner No
19. CUP
2015-011 Approved On-Sale
Alcohol
1938 N Main
St. 6/9/2015 City Planner No
20. CUP
2015-016 Approved Off-Sale
Alcohol
215 E. Alisal
St. 9/16/2015
Planning
Commission No Yes
21. CUP
2015-023
Denied Off-Sale
Alcohol
602
Williams
Rd.
N/A
22. CUP
2015-034 Denied Off-Sale
Alcohol
170 E.
Laurel Dr. N/A
23. CUP
2016-002
Withdrawn On-Sale
Alcohol
242
Williams
Rd.
N/A
24. CUP
2016-005 Approved On-Sale
Alcohol
66 W. Alisal
St. 6/7/2016 City Planner No
25. CUP
2016-006 Approved Off-Sale
Alcohol 150 Main St. 6/24/2016 City Planner N/A
26. CUP
2016-013 Withdrawn Off-Sale
Alcohol
1000 Market
St. N/A
27. CUP
2016-019 Approved Off-Sale
Alcohol
201
Monterey St. 03/21/2017 City Council No
28. CUP
2016-020 Approved On-Sale
Alcohol
1000 Davis
Rd. 12/12/2016 City Planner No
29. CUP
2017-003
Approved On-Sale
Alcohol
350
Northridge
Mall 04/07/2017
City Planner
No
30. CUP
2017-005
Withdrawn
Off-Sale
(Type 20
To 21)
980 Acosta
Plaza. N/A
31. CUP
2017-014
Withdrawn On-Sale
Alcohol
309
Williams
Rd.
N/A
32. CUP
2018-001
Approved On-Sale
Alcohol
1600
Northridge
Mall 02/27/2018
City Planner
No
33. CUP
2018-002 Approved On-Sale
Alcohol
723 Alisal
St. 10/12/2018 City Planner No
34. CUP
2018-003 Expired On-Sale
Alcohol
1220 S.
Main St. 02/26/2018 City Planner No
35. CUP
2018-005 Approved Off-Sale
Alcohol
1764 N.
Main St. 10/02/2019
Planning
Commission No Yes
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36. CUP
2018-008 Expired Off-Sale
Alcohol
1438 S.
Main St. N/A
37. CUP
2018-012 Withdrawn On-Sale
Alcohol
1366 s. Main
St. N/A
38. CUP
2018-023
Approved On-Sale
Alcohol
309
Williams
Rd. 01/09/2019 City Planner No
39. CUP
2018-024 Approved On-Sale
Alcohol
213
Monterey St. 11/27/2018 City Planner No
40. CUP
2018-025
Approved On-Sale
Alcohol
242
Williams
Rd. 04/30/2019
City Planner
No
41. CUP
2018-029
Approved On-Sale
Alcohol
1790
Northridge
Mall 02/20/2029
City Planner
No
42. CUP
2019-009
Approved On-Sale
Alcohol 210 Main St. 08/22/2019
City Planner
Not
deter
mined
43. CUP
2019-020
Approved On-Sale
Alcohol
1582
Constitution
Blvd. 01/07/2020
City Planner
No
44. CUP
2020-015
Approved Off-Sale
Alcohol 1264 De La
Torre 10/23/2020 City Planner
No
(Not
Und.) Yes
45. CUP
2021-008 Approved On-Sale
Alcohol
1220 S.
Main St. 04/02/2021 City Planner No
46. CUP
2021-022 Approved Off-Sale
Alcohol
1640 N.
Main St. 09/15/2021
Planning
Commission No Yes
47. CUP
2021-025 Approved On-Sale
Alcohol
835 S. Main
St. 12/15/2021
Planning
Commission No
48. CUP
2021-029 Approved On-Sale
Alcohol
822 E. Alisal
St. 01/03/2022 City Planner No
49. CUP
2021-030 Approved On-Sale
Alcohol
1259 De La
Torre St. 12/20/2021 City Planner No
50 CUP
2022-017 Approved On-Sale
Alcohol 216 John St. 04/01/2022 City Planner No
51. CUP
2022-026 Approved On-Sale
Alcohol
66 W. Alisal
St. 05/06/2022 City Planner No
52. CUP
2022-030 Approved On-Sale
Alcohol
215
Monterey St. 08/15/2022 City Planner No
53. CUP
2022-054 Approved Off-Sale
Alcohol
933 W.
Alisal St. 12/21/2022
Planning
Commission No Yes
54. CUP
2022-061 Approved On-Sale
Alcohol 344 Main St. 02/28/2023 City Planner No
55. CUP
2023-017 Approved Off-Sale
Alcohol
1050 N.
Davis Rd. 10/04/2023
Planning
Commission No Yes
56. CUP
2023-038 Approved On-Sale
Alcohol
1447 N.
Main St. 09/09/2024 City Planner No
57. CUP
2023-047
Approved On-Sale
Alcohol
1002 Del
Monte Ave.
Ste. A
09/17/2024
City Planner
No
58. CUP Approved On-Sale 66 W. Alisal 10/01/2024 City Planner No Page | 6
2024-054 Alcohol St.
59. CUP
2024-022 Approved Off-Sale
Alcohol
1012 Abbott
St. 11/19/2024
Planning
Commission No Yes
60. CUP
2024-058 Denied Off-Sale
Alcohol
695 East
Alisal Street N/A City Council
61 CUP
2024-065 Approved Off-Seal
Alcohol
201
Monterey St. 08/06/2025
Planning
Commission No Yes
Salinas Police Department Comments and Conditions
The project site is in a Police Reporting District (PRD) which does not exceed the threshold average number of reported crimes. As shown on Table 2 below, the average level of undue concentration for Conditional Use Permits processed since 2010 is 119%. The proposed project is below this number ( 89% vs. 119%). The crime rate for the subject PRD is 57% below the average rate considered as undue concentration for crime (89% vs. 146%).
Salinas Police Department reports an average of 73.43 reported crimes across all PRD’s for 2024, the most recent date of P RD records. Adding twenty percent (20%), the formula allows for no more than 88.12 reported crimes within this PRD to avoid the “undue concentration” designation. 2024 Salinas Police Department (SPD) crime statistics show 78 reported crimes in PRD 181, which is below the 88.12 threshold, which places the site within an area that is not undue concentration due to crime.
Table 2: Comparison to Off-sale Alcohol Conditional Use Permits Since 2010
Distance to
residentially
zoned
property
(feet)
Distance
to public
schools
(feet)
Distance to
parks/
playgrounds
(feet)
Average
Distance to
off-sale
alcohol
outlets in
CT (feet)
Average
Alcohol
outlets in
Salinas CT’s
(% -
proposed/
allowed
Crime rate in
PRD’s (%)
(120% =
undue
concentration
Number
of
crimes
reported
Average 484 1,900 1,919 956 119% 146% 73.43
Minimum 0 450 400 1,200 40% 29% 1
Maximum 3,200 5,800 5,400 6,960 800% 386% 261
CUP
2025-023
0 570 2,200 5,883 120%
(6/5)
89%
(78/88.12)
(2024 PRD)
78 Per the Salinas Police Department Memorandum dated August 1, 2025, while an increase in police services for this project is anticipated, the Police Department does not object to the approval of Conditional Use Permit 202 5-023 with the conditions of approval stated in the Memorandum, which i s provided as Exhibit D to the CUP . Conditions include installation of high-quality surveillance cameras, lighting of exterior entrances and exits to enhance camera visibility, and the posting of no trespassing signage. See Conditions section of this report for more detail.
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Proximity to Residences, Parks, and Schools
The subject property is located less than the average distance of other similar projects to residences, residentially zoned properties, parks/playgrounds, and other public schools than other CUP applications (approved, denied, or expired) dating back to the year 2010. Two (2) residential units (836 and 838 Howe Drive) are located off site to the south of the property behind a solid wall without direct access to the main entrance of the proposed convenience store. The nearest park is Laurelwood Park (915 Victor Street), which is located approximately 2,200 feet to the southeast of the subject site. The nearest public school is Boronda Meadows Elementary School (915 Larkin Street), which is loc ated approximately 570 feet southwest from the subject site. See Table 2 above.
Conditions of Approval
The City generally requires a CUP for alcohol -related uses (Salinas City Code §37 -50.030) and may lawfully regulate through its land use and zoning authority the potentially negative social and environmental effects of alcohol serving businesses. In this regard, the City’s Zoning Code imposes a variety of specific requirements for alcohol-related uses and for all alcohol-related uses located in areas of undue concentration, which are discussed in turn below.
Pursuant to Zoning Code Section 37-50.030(f), if the Planning Commission determines that public convenience or necessity would be served by the approval of the CUP and the subsequent issuance of an alcohol license by ABC, the CUP would contain the following conditions of approval:
1. Alcohol shall not be sold between the hours of 10:00 p.m. and 6:00 a.m. Coolers containing alcoholic beverages shall be locked between the hours of 10:00 p.m. and 6:00 a.m.
2. The premises shall be maintained free of litter at all times.
3. No sale or distribution of alcoholic beverages shall be made from a drive -up or walk-up window.
4. No display of alcoholic beverages shall be made from an ice tub.
5. No "single-serving" or "one-can" sales of alcoholic beverages shall be made from the premises. A sign to this effect in English and Spanish shall be maintained at the cashier station at all times.
6. No more than f our (4) cooler doors shall be allocated to alcohol sales. Coolers without doors shall be limited to 32 lineal feet.
7. No alcoholic beverage shall be displayed within five feet of the cash register or the front door of the premises unless displayed in a permanently affixed cooler.
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8. No self -illuminated advertising for alcoholic beverages shall be located on buildings or windows.
9. All business owners and managers shall complete a program certified by the Department of Alcoholic Beverage Control (ABC) as a qualified responsible beverage service (RBS) program prior to the commencement of the use. Any business established after the effective date of the ordinance codified in this section shall require such training of all owners and managers within ninety days of ownership transfer or hire. Failure of ma nagers to obtain training shall be the liability of the owner. The owner shall maintain on the premises a file containing the certificates of training and shall present the file and its contents upon request by the City at any time during normal business h ours. The provisions of this section regarding responsible beverage training shall be suspended upon a finding by the City Planner that the training is not reasonably available.
10. An electronic age verification scanner shall be installed, maintained, and ut ilized for all off-sale alcohol sales.
11. Signs shall be posted at the location in English and Spanish with regard to prohibitions of open containers and loitering at the location, and no loitering will be tolerated.
12. No single 40 oz. containers of beer may be sold from premises.
13. No malt liquor or fortified wine products (wines with greater than 15% alcohol content) shall be sold.
14. Sales of wine shall be in containers of at least 750 ml.
15. No coin operated video or arcade games and no adult magazines or videos shall be sold.
16. No pay telephone booths shall be permitted on the premises.
17. Any alcohol license violation and/or suspension by the Alcohol Beverage Control Board or significant criminal activity, in the opinion of the City Police Chief, shall constitute grounds for review and modification or revocation of this use Permit in accordance with Section 37 -60.640: Expiration - transferability; recordation; rescission; revocation, of the Salinas Zoning Code.
Additional conditions could be added, including those recommended by the Salinas Police Department per the attached comments dated August 1, 2025 (Exhibit “D” of CUP 2025-023):
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1. Digital surveillance system with high quality cameras focused on the points of sales, entrances/exits of the business and the parking lot, with the capability to store the digital images captured. The video/photos must be retained for 30 days and be made available to Police upon request.
2. Ample lighting in the parking lots, exterior area of entrances/exits and situated in areas to enhance video surveillance equipment.
3. All legal requirements be met so that the business be posted for trespassing and enforceable by the police department for Salinas Code (SCC) 21-35.
Findings:
The Planning Commission may approve an application for Conditional Use Permit to establish and operate an Off-sale alcohol related use (Type 21 ABC license) for a proposed 2, 618 square-foot convenience store (Clink Liquor Sto re) located at the Laurel West Shopping Center, if all the findings set forth in the proposed Planning Commission Resolution are established.
CEQA CONSIDERATION:
The environmental impacts of the project have been analyzed in accordance with the California Environmental Quality Act (CEQA). The project has been determined to be exempt from the California Environmental Quality Act (CEQA) under Section 15061(b)(3) of t he CEQA Guidelines. The proposed project is exempt because the activity is covered by the general rule that CEQA applies only to projects which have the potential for causing significant effect on the environment. Where it can be seen that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.
TIME CONSIDERATION:
The project was deemed complete on October 22, 2025. Final action is required by December 21, 2025, pursuant to the Permit Streamlining Act.
ALTERNATIVES AVAILABLE TO THE COMMISSION:
The Planning Commission has the following alternatives:
1. Affirm the findings set forth in the attached Resolution, find the application exempt from the California Environmental Quality Act (CEQA), and approve Conditional Use Permit 2025-023 with modifications; or
2. Find that the proposal is not appropriate and establish findings at the public hearing stating the reasons for not approving Conditional Use Permit 2025-023.
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ATTACHMENTS:
Proposed Planning Commission Resolution
Draft Conditional Use Permit 2025-023 with the following exhibits:
Exhibit "A" Vicinity Map
Exhibit "B" Site Layout (Sheet S1)
Exhibit "C" Floor Plan (Sheet A1)
Exhibit "D" Police Department Memorandum dated August 1, 2025 Map of Off-sale Alcohol Licenses in Census Tract 18.02
Map of Off-sale Alcohol Licenses in Salinas
Map of CUP 2025-023 to Park and Schools
Cc: Simon Maida, Applicant
Rexford Title Inc., Property Owner
Liliger Damiso
Sgt. Gerardo Magana, Salinas Police Department
Sun Street Centers
Other interested parties
I:\ComDev\Planning Share Space\Conditional Use Permits\2025 CUP's\CUP 2025-023 - 1018 N Davis Rd\CUP 2025-023 PC Staff Report.docx