The Planning Commission unanimously approved a conditional use permit allowing the Chevron Extra Mile convenience store at 1348 Pico Boulevard to sell beer and wine, despite public opposition citing concerns about the location's proximity to Santa Monica College.
The 6-0 vote came after commissioners acknowledged enforcement challenges while noting police department approval and existing precedents at other gas stations near schools throughout the city.
The permit allows off-site alcohol sales at the 2,110-square-foot convenience store during regular business hours of 6 a.m. to midnight daily. The business has operated as a gas station since 1965 and added the convenience store in 2004.
Conditions and Restrictions
The approval includes several restrictions aimed at addressing community concerns. The store cannot sell single-serve alcohol containers and must post no-loitering signs in the parking lot. Employees must walk a 100-foot radius from the facility before closing to pick up discarded containers and trash.
Commissioner Peer Chacko questioned staff about the enforcement of single-serve restrictions, asking about "past experience with limitations on the CUP for single serve alcohol and the ease of enforcement of those provisions."
City staff acknowledged practical challenges, with one official responding that enforcement "probably would be a challenge to enforce consistently... just because of the nature and the availability of enforcement resources."
Public Opposition
Written public comments submitted before the meeting raised concerns about the location's proximity to Santa Monica College's new arts complex directly across 14th Street. Residents also cited the presence of John Adams and Will Rogers schools within 500 feet.
"This station is directly adjacent to a residential community and lacks the staffing, training, and oversight necessary to responsibly manage alcohol transactions," wrote resident Suzie Roth in opposition.
Mike Terranova, a Sunset Park resident, highlighted "the well-documented history of public safety problems associated with alcohol outlets along Pico Blvd in proximity to SMC," referencing multiple shootings at a liquor store at 2045 20th Street.
Julie Fallon expressed concerns about impaired driving, writing: "It will only encourage drunk driving. This is a gas station! Drivers may not drink on the premise, but they will simply drive a block away and drink up before they drive."
However, no members of the public spoke against the proposal during the meeting itself.
Regulatory Precedent
Commissioner Nina Fresco noted that other gas stations in Santa Monica already sell alcohol near schools without additional restrictions, including a Chevron at 1812 Cloverfield Boulevard and an Arco at 332 Pico Boulevard.
City staff defended the regulatory approach, stating officials "would really need to establish the rational basis for treating one individual land use so differently when you have alcohol sales associated with many other land uses in the city."
The Santa Monica Police Department reviewed the application and expressed no concerns about the permit.
Business Background
Applicant representative Jennifer Odin told commissioners that the landowner has operated the location since 1985, converting former service bays into the current convenience store. The business operates other ABC-licensed locations in the greater Los Angeles area with no violations, suspensions or revocations.
"The intent is to sell three-pack, six-pack, 12-pack your multi-pack for beer," Odin said, emphasizing the sales would be ancillary to the primary convenience store operation.
The alcohol display will occupy approximately 70 linear feet and four cooler doors within the store.
Policy Discussion
Commissioner Jacob Wasserman suggested the city might consider streamlining such applications rather than requiring public hearings for each gas station alcohol permit.
City staff indicated this would represent a "policy shift" that could be addressed in future discussions, noting that streamlined permits already exist for restaurants in certain areas.
The commission also discussed compliance reporting requirements that would allow periodic review of the operation's impact on the community, though staff noted such reports have rarely resulted in additional restrictions in past cases.
The permit takes effect immediately and runs with the land, meaning it would transfer to future owners of the property.
