DATE: February 4, 2026
TO: Chairperson and Members of the Community Development Commission
FROM: Development Services Department
TITLE: CONFIRMATION OF A CALIFORNIA ENVIRONMENTAL QUALITY ACT CATEGORICAL EXEMPTION AND CONSIDERATION OF A DEVELOPMENT PLAN (RD24-00005), CONDITIONAL USE PERMIT (RCUP24-00002), AND REGULAR COASTAL PERMIT (RRP24-00003) TO ALLOW THE DEMOLITION OF AN EXISTING STRUCTURE AND CONSTRUCTION OF A FULL-SERVICE ELECTRIC VEHICLE CHARGING STATION WITH UP TO 51 ELECTRIC VEHICLE CHARGERS, TWO TESLA BATTERY ENERGY STORAGE SYSTEMS (BESS) AND A 3,457 SQUARE-FOOT CONVENIENCE MARKET LOCATED AT 1501 NORTH COAST HIGHWAY - ROVE EV CHARGING - APPLICANT: ROVE OPERATING, LLC.
RECOMMENDATION
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Staff recommends that the Community Development Commission (CDC) adopt a resolution confirming issuance of a Categorical Exemption pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15332 (In-Fill Development Projects) and approving a Development Plan, Conditional Use Permit, and Regular Coastal Permit to allow the demolition of the existing structure and construction of a full-service electric vehicle (EV) charging station with up to 51 EV chargers, two Tesla battery energy storage systems, and a 3,457-square-foot convenience market located at 1501 North Coast Highway.
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BACKGROUND AND ANALYSIS
The project site, located at 1501 North Coast Highway, is a 1.08-acre parcel situated within the Townsite Neighborhood Planning Area. The site is located outside the appeal area of the Coastal Zone and has a General Plan land use designation of Downtown (DT), a Local Coastal Program (LCP) land use designation of Coastal Dependent Recreational and Visitor Serving Commercial, and a zoning designation of Downtown Subdistrict 6A (D-6A). The D-6A subdistrict permits highway-oriented commercial businesses and visitor serving uses related to the harbor and Interstate 5. An aerial view of the project site is provided in Attachment 3.
The site is curr...
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