HomeMy WebLinkAboutPRE 2026-0014; IONNA EV CHARGERS; Admin Decision LetterApril 20, 2026
Matt Schwengler
Kimley-Horn & Associates Inc
3801 University Ave
Ste 300
Riverside, CA 92501
SUBJECT: PRE 2026-0014 (DEV2026-0025) -IONNA EV CHARGERS
APN 204-292-23-00
Dear Matt Schwengler,
{city of
Carlsbad
Thank you for submitting a preliminary review application for an electric vehicle (EV) charging station
proposed at 850 Tamarack Ave, assessor's parcel number (APN) 204-292-23-00. The project site, an
approximately 38,332-square-foot (0.88-acre) lot, is developed with an existing wireless communications
facility (WCF) approved to be concealed as a flagpole, a concrete pad for a previous restaurant, and a
parking lot. Vehicular access to the site is currently provided from Tamarack Ave .
The preliminary review exhibit(s) propose:
• To demolish existing surfaces for installation of EV chargers and a lit canopy which includes
grading of surfaces to comply with ADA requirements.
• Installation of eight 400kw EV chargers.
• Installation of four bollards.
• Installation of 10 EV signposts.
• Installation of one utility transformer and switchboard assembly.
In response to your application, the Planning Division has prepared this comment letter. Please note that
the purpose of a preliminary review is to provide you with direction and comments on the overall concept
of your project. This preliminary review does not represent an in-depth analysis of your project. It is
intended to give you feedback on critical issues based upon the information provided in your submittal.
This review is based upon the plans, policies, and standards in effect as of the date of this review. Please
be aware that at the time of a formal application submittal, new plans, policies, and standards may be
in effect and additional issues of concern may be raised through a more specific and detailed review.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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Planning:
General
1. The General Plan and zoning designations for the property are as follows:
a. General Plan: Visitor Commercial (VC)
b. Zoning: Commercial Tourist (C-T)
c. Coastal Zone. The site is in the Deferred Certification Area of the Coastal Zone (see Comment 2(c)
below for additional information).
d. Overlay Zone: Commercial/Visitor-Serving Overlay Zone
e. Specific Plan : Pursuant to Ordinance No. 9300, approved by the City Council on April 18, 1972, the
site is regulated by SP 27. This specific plan limits the allowable uses on the property to restaurant
uses, along with certain development standards. Please see link to Specific Plan below for
reference:
https://records.carlsbadca.gov/Weblink/DocView.aspx?id=4834545&dbid=0&repo=CityofCarlsb
ad
2. The project requires the following planning permits:
a. Specific Plan Amendment. A Specific Plan Amendment is required to amend/rescind Ordinance
No. 9300 as discussed in No. 3 below to allow the proposed uses. City Council approval is required
to amend/rescind the Specific Plan.
b. Conditional Use Permit (CUP). Pursuant to Carlsbad Municipal Code (CMC) Section 21.208.070
and CMC Section 21.29.030, a CUP is required for "Parking facilities (primary use) (i.e. day use,
short-term, non-storage)". Although the subject CUP is typically a Planning Commission-level
decision (Process 2), since the Specific Plan needs to be rescinded by the City Council, both the
rescission and the CUP will be considered by the highest decision-making authority. Therefore,
City Council approval is also required for the Conditional Use Permit.
c. Coastal Development Permit (CDP). As the project site is located within the Deferred Certification
Area of the Coastal Zone, approval of a Coastal Development Permit (CDP) is required from the
California Coastal Commission (CCC). Action on the CDP cannot be taken until all local (city) actions
are taken. In addition, please be advised that staff cannot approve the building permit until the
CCC approves the CDP. Coordination with CCC staff early in the process is therefore strongly
encouraged.
3. Specific Plan 27: The prior restaurant, which has been demolished, was approved in April of 1972 via
a Specific Plan, pursuant to Ordinance No. 9300. General Condition "D" of the ordinance states, "No
other use shall be allowed upon said property until Specific Plans for it have been submitted and
approved by the City Planning Commission and the City Council."
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0014 (DEV2026-0025) -IONNA EV CHARGERS
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Staff recommends the property owner submit a request to rescind this ordinance/Specific Plan,
whether this project moves forward or not, as any future development or use of this property, aside
from use as a restaurant with no significant changes to the current physical improvements on site,
will be limited by this ordinance and its conditions.
4. Climate Action Plan (CAP): New requirements related to the city's goals to reduce greenhouse gas
(GHG) emissions will likely impact development requirements of this project. A formal application
submittal will need to include a completed Climate Action Plan (CAP) Checklist (Form P-30) to
determine what requirements will apply to the project. New GHG reduction requirements are related
to energy efficiency, photovoltaic, electric vehicle charging, water heating and traffic demand
management requirements, as set forth in the California Green Building Standards Code and in
Carlsbad Municipal Code Chapters 18.21, 18.30 and 18.51 which is available on the city's website at
the following address:
http://www.qcode.us/codes/carlsbad/view.php?topic=18&frames=on
To the extent that new GHG reduction requirements are in effect at the time of application for grading
or building permits, the project will be required to comply with the effective requirements even if
different than what is proposed in the project's planning approvals. GHG reduction requirements may
impact, but are not limited to, site design and local building code requirements. If incorporating new
GHG reduction requirements results in substantial modifications to the project after planning
approvals are obtained, then prior to issuance of grading or building permits, the applicant may be
required to submit and receive approval of a Consistency Determination or an Amendment
application for the project through the Planning Division.
5. Development Project Public Involvement Policy (Policy 84): Please review City Council Policy No. 84
as compliance with the policy is required as the applications require approval by the City Council. In
addition to the early public notice, enhanced public engagement as outlined in Category B will be
required.
6. Landscaping: A landscape plan will be required for the development of an EV charging lot. Chapter
21.208.lOO(G) outlines the requirements for landscaping and screening in the Commercial/Visitor-
Serving·Overlay Zone, including the use of landscaping and a screen wall. Please review Section 3(C)
of the Landscape Manual (beginning on page 19 of PDF below) as a conceptual landscape plan will
need to be provided as part of the initial submittal plan set. Sections 3(A) and 3(8) are also relevant
to the minimum submittal requirements. The Landscape Manual may be obtained at the Planning
Division front counter or found on the city's website at:
https://www .ca rlsbadca .gov /home/showdocume nt?id= 7032
7. Architecture: The design of the lit canopy shall comply with the development standards of Chapter
21.208 .100 for the Commercial/Visitor-Serving Overlay Zone.
8. Setbacks: The Commercial/Visitor-Serving Overlay Zone supersedes the requirements of the
Commercial Tourist (C-T) Zone. Chapter 21.208.lOO(D) identifies the setbacks for the
Commercial/Visitor-Serving Overlay Zone for this site. Canopies fall within the definition of "Building"
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0014 (DEV2026-0025) -IONNA EV CHARGERS
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as defined in Chapter 21.04.060. In addition, be advised that the canopy covers cannot be placed
within the area required to be landscaped as noted in Comment No. 6 above
Setbacks for this property will be as follows:
• South property line along Tamarack Avenue: 30-foot minimum structure setback from front
property line; for parcels 8 acres or less in size, the back 10 feet of the required setback
may be used as circulation aisles or parking spaces provided there is adequate use of
landscaping and screen walls
• West property line adjacent to the gas station/convenience store: 10-foot minimum
structure setback, entirely landscaped; will be further analyzed as part of the discretionary
review for the conditional use permit
• North property line along Carol Place: 30-foot minimum structure setback as it abuts a
public street; for parcels 8 acres or less in size, the back 10 feet of the required setback may
be used as circulation aisles or parking spaces provided there is adequate use of landscaping
and screen walls. Since the small portion of the north property line near the northeast
corner abuts the Barrio Perimeter (BP) zone of the Village & Barrio Master Plan which
equates to a Residential zone based upon the uses. The Barrio Perimeter district consists of
primarily multifamily residential uses, with single-family residential distributed throughout
the area . This will also require a minimum setback of 10 feet, entirely landscaped. Please
review Chapter 21.29.050 for placement of buildings on a lot that abuts any R zone .
• East property line, adjacent to off ramp of Interstate 5: 30-foot minimum structure setback,
the back 20 feet may accommodate circulation aisles, trash and/or recycling enclosures,
and/or parking spaces; the first 10 feet abutting the freeway right-of-way is required to be
landscaped .
In addition, all development proposals subject to CMC Chapter 21.208 shall provide decorative paving
in the primary approach driveway to the project for an area of at least nine hundred square feet (30-
foot by 30-foot area) covering, at a minimum, the width of the driveway. The decorative paving shall
be depicted on landscape plans and shall be located adjacent to, but not on, city right-of-way adjacent
to the project entrance.
9. Proposed Canopy, Height. Building height is limited to 35 feet within the C-T zone per Chapter
21.29.040. Per Chapter 21.42.140(B)(25)(f), exterior lighting shall be designed to limit direct light glare
outside of the project site.
10. Parking Space Dimensions. Standard parking spaces require the following dimensions: total area of
170 square feet, minimum width of 8.5 feet, and maximum overhang of 2.5 feet provided the
overhang does not encroach into any required landscape setback.
Compact parking spaces require the following dimensions: minimum width of 8 feet, minimum length
of 15 feet, and no overhang is permitted. In nonresidential zones (C-T zoned property) up to 25% of
the total required parking spaces may be compact spaces.
The general requirements can be found in Chapter 21.44.050.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0014 (DEV2026-0025) -IONNA EV CHARGERS
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11. Mechanical Equipment Screening: Screening of mechanical equipment is required for the proposed
transformer and switchboard. Chapter 18.10.020 reviews the standards for screening of mechanical
equipment.
12. Existing Wireless Communications Facility -Status of Compliance: Please be advised the existing
wireless communications facility does not comply with the conditions of Minor Conditional Use
Permit, MCUP 10-14, approved August 24, 2010, and subsequent extension approved on December
7, 2020. The decision letters of both are included at the end of this letter. Specifically, the panel
antennas are required to be always concealed within the flagpole and an American flag is required to
be always flown. A building permit was issued for CBC2022-0158 for modifications to the existing
wireless facility onsite. The permit was final on April 9, 2024, but the facility was left incomplete as
the shroud was never installed to hide the equipment and the flag was removed. Compliance with the
conditions of the MCUP and approved building permit will be required as part of the proposed project
which will include installing a shroud over the antennas and re-installing the flag.
All necessary application forms, submittal requirements, and fee information are available at the Planning
counter located in the Faraday Building at 1635 Faraday Avenue or online at
https://www.carlsbadca.gov/departments/community-development/planning. You may also access the
General Plan Land Use Element and the Zoning Ordinance online at the website address shown. Please
review all information carefully before submitting.
Land Development Engineering:
1. A trip generation study will be required in order to determine if the proposed project will require a
traffic study. Please coordinate with nick.gorman@carlsbadca.gov prior to conducting a trip
generation study.
2. After coordination with Nick Gorman in the Transportation Division at Nick.Gorman@carlsbadca.gov,
regarding the traffic study, he will determine if a Scoping Agreement is required.
3. Depending on the CEQA determination, which is determined after the application for discretionary
permits is submitted, a Vehicle Miles Traveled (VMT) analysis may be required per the Vehicles Miles
Traveled Analysis Guidelines available at:
https://www .ca rlsbadca .gov /home/showdocument?id=312.
4. Complete a Stormwater Standards Questionnaire Form E-34. This questionnaire will guide you and
the city in determining what type of reports and storm water mitigation must be completed to satisfy
state and City storm water quality requirements. The questionnaire is located on the City of Carlsbad
website.
5. Based on this project's general land use VC, this project is subject to the City of Carlsbad trash capture
requirements. Incorporate trash capture measures on the project plans.
6. Provide a Preliminary Title Report (current within the last six (6) months).
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 / 442-339-2600
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7. Annotate and delineate all existing easements and encumbrances listed in the Preliminary Title Report
on the site plan. If any vacations or quitclaims are planned with this development annotate on the
site plan.
8. Per CMC 15.16.060 this project may require a grading permit and grading plan.
9. A separate improvement plan for work within the right-of-way may be required for this project.
10. This project shall utilize City of Carlsbad Survey Control Network established on Record of Survey Map
17271, NAD83, Zone VI, 1991.35 Epoch for horizontal control and NGVD 29 datum for vertical control
per City of Carlsbad Engineering Standards.
11. Delineate and annotate the limits of grading.
12. Delineate and annotate approximate topographic contours for existing and proposed condition.
13. On the site plan, show and identify all existing surface improvements screened back (curb, gutter,
sidewalk, paving, manholes, inlets, street lights, adjacent driveways, vaults, transformers, etc.) at the
project site, project frontage and within 25 feet of the boundary.
14. Delineate location of all existing and proposed buildings, walls, fences and permanent structures
onsite and within 25 feet of the site.
15. Indicate the earthwork quantities (cut, fill, import, export, remedial) proposed for the project in cubic
yards.
16. Provide spot elevations throughout the plan to identify how the property drains in the proposed
condition.
17. Provide the method of draining each lot. Unless otherwise specified by a geotechnical engineer,
method of drainage shall comply with California Building Code (latest version) section 1804.4.
18. Show existing lot line bearing and distance.
19. Show location and dimensions of all accessways and pathways as required for compliance with Title
24-State Accessibility Requirements.
20. Provide typical street cross sections for existing frontage streets (Tamarack Avenue and Carol Place).
Provide existing right-of-way width and existing improvements and proposed improvements and
dedications.
21. Delineate and annotate all proposed driveways and driveway widths.
22 . Show truck turning radii. Plot turning radii per Caltrans figure 404.5B and/or 404.5F.
23 . Provide 5-foot minimum back-up clearance at the last stall of the row of parking spaces.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
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24. Show all existing and proposed utilities and callout size for: water, sewer, storm drain, underground
dry utilities, overhead lines, traffic signals, street lights in Tamarack Ave. and Carol Pl. and laterals
affecting the property. Utilize record drawing, DWG 153-3, found on the city's website.
25. All transformers and electrical facilities solely serving this project site shall be located on site and
outside of the public right-of-way.
26. Obtain a letter from SDG&E confirming their approval of the proposed transformer location and
stating that no additional off-site facilities will be necessary for this project. Please also include all
existing and proposed dry utilities and the services that will supply power to the proposed
transformer.
27. Locate fire service, backflows, potable and recycled water services, meters, landscape irrigation
services, and sewer laterals for the new development in compliance with City of Carlsbad Engineering
Standards requirements.
28. If a trash enclosure is proposed, ensure the trash enclosure design is consistent with the City of
Carlsbad and Republic Services standards, see building department form B-76.
29. Provide multiple cross-sections of the site to demonstrate differences in grade from adjacent
properties, existing and proposed grades on-site, fences and location of structures on-site and on
adjacent properties.
30. The site plan proposes off site improvements. Submit a copy of a recorded easement or an agreement
for the offsite work from the owners of the affected properties with your application for a
discretionary or grading permit.
31. Address the comments on the attached red lined plan.
32. Please be advised that a more in-depth review of the proposed development will occur with the
discretionary permit application when a more complete design of the project is provided.
Fire Department:
1. No comments.
Building Division:
1. No comments.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE 2026-0014 (DEV2026-0025) -IONNA EV CHARGERS
April 20, 2026
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Utilities Division:
1. Provide updated Civil Site Plan indicating utility (sewer and water) infrastructure (services/laterals,
meters, and backflow locations).
2. Show the proposed electrical service to the onsite proposed transformer.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Tate Hillmann at the number below. You may also contact each department individually as
follows:
• Planning Division: Tate Hillmann, Assistant Planner, at (442) 339-2016
• Land Development Engineering: Linda Ontiveros, Project Engineer, at (442) 339-2773
• Fire Department: Darcy Davidson, Fire Marshal, at (442) 339-2662
• Building Division: Jesse Sanchez, Building Official, at (951) 756-8697
• Public Works Division: Zac Taylor, Associate Engineer, at (442) 339-2329
Sincerely,
ERIC LARDY, AICP
Assistant Director of Community Development
EL:TH:CF
c: Jeff King, Gericos, 2885 Wilson St, Carlsbad, CA, 92008
Linda Ontiveros, Project Engineer
Fire Prevention
Laserfiche/File Copy
Data Entry
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600