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Home My WebLink AboutPRE 2025-0032; 2045 CORTE DE NOGAL PICKLEBALL; Admin Decision Letter{city of Carlsbad VIA EMAIL AND MAIL July 21, 2025 Andrew Slipka 7105 Corintia Street Carlsbad, CA 92009 SUBJECT: PRE 2025-0032 (DEV 2025-0040) -2045 CORTE DE NOGAL PICKLEBALL APN: 213-061-09-00 Thank you for submitting a preliminary review application to convert a 35,407-square-foot (SF) light industrial building into a 14-court indoor/outdoor pickleball recreation facility at 2045 Corte del Nagai, a 2.59-acre site located in the Planned Industrial (P-M) zone. The existing building was permitted pursuant to Planned Industrial Permit PIP 85-04 and the lot was created pursuant to Tentative Tract Map CT 80-34. The scope of the conceptual project includes the following: • Conversion of 30,000 SF warehouse use into 8 indoor courts and 5 indoor warm-up/practice courts and the conversion a portion of the existing parking lot into 6 outdoor courts. Exclusive of the warm-up courts, a total of 14 courts are proposed. No spectator seating is proposed. • New accessible restrooms • The facility will be open to the public with membership options available • 5,150 square feet of office and storage will remain for use by the employees • 52 parking spaces will remain. The following calculation was included as part of the site plan: PARKING CALCULATIONS USE NUMBER OF PARKING RATIO PARKING SPACES 14 STND. PICKLEBALL COURTS (8-INDOOR/ 6-OUTDOOR) 42 3 PARKING SPACES PER COURT'' 6 PRE/POST PLAY PLAYER AREA (CIRCULATION AREA) 05 1 PARKING SPACE PER 3 USERS 36 EMPLOYEE AREA 0-l 1 PARKING SPACE PER 250 S.F. GROSS FLOOR AREA • GROUND FLOOR OFFICE 01 1 PARKING SPACE PER PRIVATE OFFICE 5 NOTES: I. Pict.lebol C~t ratio cf 3 poMg ;poce! Pfl }tondord court bo!ed on ratio used for 11·~ Poin:ettio Tu,r.i: to Picklebol Court: prtject ICD 20'2~41 bo.:t·d on Fkk~bol covni U·,ot do not hove spKtoto, s•otirlg. 2. S ...,-o,m-vp/p,actice courts o,+ not proaQrom,.,.,.d for 11-ogu., ploy. public re:ervotion. or spectolo, everJs. The-'r v!e is e.-;d,.11ive~ lmited to scheduled coocting and plc:lyer tronsifi.on beM-•eer'I mote hes. toth of ...,hich o.re incorpo1ot•d if',lo the use pattern: of the-14 1tondo,-d covrt1.A1 tvch. the:e covts do no1 rep,ean1 indeP4"ndenl t,ip ,;teMrotio" or,equife odOrtionol po ming. cofl:1:tent ,,,.;,1, City p,ec♦deflt vnd~ CD 2023-0004. 3. Pre/po:t p-'oy otea iJ APPROX .. 3,327 SF anal i: Intended a: a horulent s,ag:flg zor~ fer ploye,: arriving 1horHy bcefore Ot-leoving :hertly after =cl'!Mv"-.-d co~ time1. ea.1ed on standard grovp p!oy situ of 4- p'oyer: and COVl'I sc~ul.rv,i. v,,,e anticipate r.o mot• than IS p'aye,1 occupying lhe 1pace at peak. U1in9 th• Cltv-op~oved pt..::edent c,f 1 space per J vser:, we popo!e a maximum potking aloco1':on of S spocu fcf' thi:s a,eo. .. Crovnd floe, emp>:iyee o,.a, ii. approximolfft' 950 SF. v.\l serve 01 employ-bteok oreo and re;hoorru and not fCl pub1'c v:e. Upper r.oOf' -...!I not be oc:cu~ and plonMd u1e f04' gen.ral facrty stOfage. S. G,ovnd floe, office a1eo ~ o,-,. p,iYale office. •1,•e ~peel one panting :pace tor the private office d~ ncrrnoib1,1:inea t'.01,1n. '· Pe, Carl!bad ~\urieipolCod~ (CMCJ Hl!Ction 21.44.030 . ...,hete ti-.. po1king ,eqvJ'en",t!nb for o vie a,e not 1peofieo.'ly def.n•d herein. !he porJ:ir-,a reqlitement: fo, such use :hal et! delerrrinN by the city p'Qnner. TOTAL PARKING SPACES REQUIRED: 52 TOTAL PARKING SPACES PROVIDED: 52 Community Development Department Planning Division [ 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0032{DEV 2025-0040) -2045 CORTE DE NOGAL PICKLEBALL July 21, 2025 Pa e 2 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. Planning: General 1. General Plan and zoning designations for the property are as follows: a. General Plan: Pl, Planned Industrial b. Zoning: P-M, Planned Industrial c. Specific or Master Plan: N/ A 2. The project requires the following permits: a. Minor Conditional Use Permit (MCUP). Pursuant to the permitted use matrix of the P-M zone, Carlsbad Municipal Code Section 21.34.020, recreation facilities such as the proposed pickleball facility require an MCUP, which is an administrative/City Planner-level decision. b. Building permit 3. 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 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 . 4. Parking. CMC Chapter 21.44, the Parking Ordinance, does not specify a parking requirement for pickleball courts. In addition, there is not a similar use that could be used to apply a parking ratio. Pursuant to CMC Section 21.44.030 -Parking Requirements for Uses Not Specified, the City Planner Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0032(DEV 2025-0040) -2045 CORTE DE NOGAL PICKLEBALL July 21, 2025 Pa e 3 has the authority to determine the appropriate parking ratio for the use. The determination shall be based upon the following: a. The parking requirement for the most comparable use specified in this chapter; and/or b. A parking study or other evidence satisfactory to the City Planner. Since there is not a use comparable to a pickleball court in the Parking Ordinance that can be used to determine the appropriate parking ratio, the City Planner can consider other evidence. Based on research completed regarding parking requirements for pickleball courts throughout California, it is common to apply a ratio of 4 parking spaces per pickleball court. Your concept project proposes 3 parking spaces per pickleball court. Given the possibility that not all courts will be occupied at any given time as well as the potential for the ride sharing, the City Planner is preliminarily supportive of the proposal to provide 3 spaces per court. However, please be advised that the warm up courts are required to be parked. Exclusive of the office and storage uses, the concept project includes 19 courts; therefore, a minimum of 57 parking spaces are required for the pickleball courts and 52 spaces are proposed. In addition, the site plan includes a note that the existing office is "not a part of proposed project." The gross floor area of this part of the building is required to be included in the parking calculation. The required parking ratios for office and storage uses are 1 space per 250 square feet and 1 space per 1,000 square feet of gross floor area, respectively. Please include a detailed floor plan of this area with the submittal and factor the additional parking spaces required in the parking calculation. As currently proposed, adequate parking is not provided to account for the mixture of uses. If adequate parking cannot be provided, please reduce the number of proposed courts. 5. Setbacks. Pursuant to CMC Section 21 .34.070.B, the project is required to comply with the following setbacks : • Front (collector street, shortest of the two street frontages is Corte Del Abeta): average setback of 35 feet; however, the setback shall not be less than 25 feet, entirely landscaped. • Front-street side (collector street, Corte Del Nagai): average setback of 35 feet; however, the setback shall not be less than 25 feet, entirely landscaped. • Side (south property line): 10 feet, entirely landscaped • Rear (west property line): 20 feet, minimum 10 feet landscaped Please update the plans to demonstrate compliance with the above-noted setbacks. Preliminarily, it appears the project complies; however, please include setback dimensions between the parking spaces and the property lines, the exterior courts and the property lines and demonstrate compliance with the minimum setbacks. In addition, please demonstrate compliance with the 35- foot average setback and landscaped setback requirements. 6. Lighting/fencing. With the submittal, please include details regarding any proposed fencing and/or outdoor lighting. Please ensure all outdoor lighting is shielded to prevent impacts to the residential area to the south and to prevent spillover onto the adjacent lot. 7. Hours of operation. With the submittal, please include details regarding the proposed hours of operation. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0032(DEV 2025-0040) -2045 CORTE DE NOGAL PICK LEBALL July 21, 2025 Pa e 4 8. Converted parking area . Please clarify if the pavement for the parking spaces will be replaced with the new pickleball courts and if so, what the material will be (i.e., rubber, synthetic turf, etc.). 9. Landscaping. Please consider adding additional trees, specifically evergreen trees with large canopies to provide shade adjacent to the outdoor pickle ball courts. 10. Change in occupancy. Prior to occupancy, a Certificate of Occupancy Permit for a change of use shall be issued pursuant to Carlsbad Municipal Code Section 21.60.010. 11. McClellan-Palomar Airport. The subject property is located within the boundaries of the McClellan- Palomar Airport Land Use Compatibility Plan (ALUCP). Preliminary review of the conceptual project against the ALUCP revealed the following: a. Exhibit 111-1-Compatibility Policy Map: Noise . The project site is located outside of the 60 db CNEL noise exposure range per Exhibit 111-1. Pu rsuant to the ALUCP Section 3.3 .3(a) on page 3- 19: "The threshold for evaluation is the projected 60 dB CNEL contour. This contour defines the noise impact area of the Airport. All land uses located outside of this noise contour are consistent with the noise compatibility policies." b. Exhibit 111-2 -Compatibility Policy Map: Safety. The project site is located within Safety Zone 6, Traffic Pattern Zone. Pursuant to Table 111-2 (Pgs. 3-45 through 3-52) of the ALUCP, "Indoor Small Assembly Room (capacity 50 to 299 people)", "Office" and "Non-Group Recreation" uses are compatible with airport uses when located within Safety Zone 6 with no F.A.R. restrictions. c. Exhibit 111-3 -Compatibility Policy Map: Part 77 Airspace Protection. The project site is located outside the 7:1 Transitional Surface contour of Exhibit 111-3. As the building is existing and located outside of this area, approval from the Federal Aviation Administration is not required. d. Exhibit 111-4 -Compatibility Policy Map: Overflight. The project site is located within the Overflight Notification Area. Pursuant to the ALUCP Policy 3.6 -Overflight Compatibility Policies for McClellan-Palomar Airport, real estate disclosures and overflight notification documents are not required for non-residential land uses. e. Exhibit 111-5 -Compatibility Policy Map: Airport Influence Area. The project site is located within Review Area #1 of the Airport Influence Area. Review Area #1 consists of locations where noise and/or safety concerns may necessitate limitations on the types of land use actions. Please see discussions above in subsection a) and b). f. Exhibit 111-6 -Compatibility Policy Map: Avigation Easement Area. The project site is located outside of the Avigation Easement Area. 12. Noise. To analyze the project's compliance with the California Environmental Quality Act (CEQA), the Noise Element of the city's General Plan and the Noise Guidelines Manual, please submit a noise analysis prepared by a registered professional. As part of the study, please include current ambient noise measurements and distances between the proposed exterior pickleball courts and existing buildings in all directions as well as the closest residential development. Please be advised that Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0032(DEV 2025-0040) -2045 CORTE DE NOGAL PICKLEBALL July 21, 2025 Pa e 5 additional design features such as a sound-absorbing fence, acoustic panels and/or padded paddles may be required to adequately mitigate the noise generated from the exterior pickleball courts. Please see link below for additional information: https://www.carlsbadca .gov/home/showpublisheddocument/238/637425974092370000 13. Please consider providing outdoor bicycle parking for electric bikes to encourage alternative modes of transportation. 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 ca refully before submitting. Land Development Engineering: Land Development Engineering Division staff have completed a preliminary review of the above- referenced project. Prior to formal application for the project permit submittal, the following items must be adequately resolved/addressed, unless otherwise noted: 1. Contact Nick Gorman in the Transportation Division at Nick.Gorman@carlsbadca.gov, a division of the Public Works Department, to determine if a Scoping Agreement is required. Scoping Agreements are used to determine if a Local Mobility Analysis (LMA) is required and the scope of analysis. If an LMA is deemed necessary, first, work with Transportation Division staff to obtain an approved scoping agreement. After the scoping agreement has been approved, submit the approved Scoping Agreement as an appendix within the LMA that is to be prepared pursuant to the most recent Transportation Impact Analysis Guidelines. 2. After the scoping agreement has been approved or deemed not necessary by the Transportation Division, submit a completed Transportation Analysis Need Statement Form P-42 to Land Development Engineering at LandDev@carlsbadca .gov prior to discretionary application submittal. If an LMA has been deemed not necessary by the Transportat ion Division, please provide correspondence from the Transportation Division indicating one is not required. 3. A Transportation Demand Management (TOM) plan may be required depending on the number of employee vehicle trips the project will generate. Calculate the gross employee ADT using the generation rates from Table 2-2 of the TOM Handbook at: https://www.carlsbadca.gov/home/showpublisheddocument/310/637425981338370000 Show calculations on the Climate Action Plan checklist, Form P-30. If applicable, submit a TOM plan with your application for discretionary permits. 4. 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 at https://www.ca rlsbadca .gov/home/showdocument?id=312. Community Development Department Planning Division [ 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0032(DEV 2025-0040) -2045 CORTE DE NOGAL PICKLEBALL July 21, 2025 Pa e 6 5. 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. 6. Based on this project's general land use, Pl, this project may be subject to the City of Carlsbad trash capture requirements. If trash capture is required based on Form E-34, either a Trash Capture Storm Water Management Plan (TCSWQMP) Form E-35A or a SWQMP with trash capture Form E-35 is required. 7. Provide a Preliminary Title Report (current within the last six (6) months). 8. Plot all existing easements and encumbrances listed in the Title Report on the site plan. 9. Is the existing driveway on Corte Del Abeta to be removed and relocated? The driveway on the site plan does not match the alignment of the existing driveway but there's no statement that the driveway is to be re-located. 10. Clearly show and identify all existing surface improvements (screened back) and proposed improvements (heavier line weight) for curb, gutter, sidewalk, paving, striping, inlets, adjacent driveways, transformers, etc. on the project site to differentiate existing vs. proposed site improvements. 11. It is unclear if there are any proposed improvements to the existing parking lot. Are portions of the existing parking lot just to be re-striped for the new pickleball courts? Or will the existing AC and PCC paving be removed, re-graded, replaced and re-striped? 12. If portions of the existing parking are to be removed, re-graded and replaced: a. Plot and label the limits of disturbance/grading. b. Indicate the earthwork quantities (cut, fill, import, export, remedial) in cubic yards. c. Provide existing and proposed contours and spot elevations using vertical datum NGVD29. 13. Show bearings and distances of the existing lot line. 14. Provide typical street cross sections for existing frontage streets. Provide existing right-of-way width and existing improvements and proposed improvements. 15. Delineate and annotate all driveways and driveway widths. 16. Show all existing utilities and callout size for: water, sewer, laterals, meters, storm drain, underground utilities, streetlights in Corte Del Nagai and Corte Del Abeta and on the property. 17. Address the comments on the attached redlined plan. 18. 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. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0032(DEV 2025-0040) -2045 CORTE DE NOGAL PICKLEBALL July 21, 2025 Pa e 7 Fire & Life Safety: 1. Change of use/occupancy will be required for converting the use of the space from warehouse (Storage occupancy) to Pickleball (Assembly). 2. Egress is adequate. 3. Provide sprinkler system design and density to confirm adequacy for Assembly occupancy. Utilities/CMWD: 1. Privatize existing water main and fire hydrant. 2. Quitclaim existing water easement. 3. Relocate existing domestic water and fire services, meters and backflow devices to meet current standards. 4. Single check backflow preventer is out of compliance; replace to meeting current city engineering standards (W-9). 5. Please see attached redlines. Traffic: Transportation Planning and Mobility staff have completed a review of the above-referenced project for application completeness. The Transportation Department has reviewed the 2045 Corte Del Nogal - Pickleball Republic submittal and have provided the comments below. 1. Please submit a Scoping Agreement per the latest City of Carlsbad Transportation Impact Analysis Guidelines. The scoping agreement is provided in Appendix A of the TIA guidelines. 2. The project should consider providing pedestrian enhancements along the property frontage to allow for safe access to the proposed site for users that park on-street given the limited proposed parking on the project site. Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600 PRE 2025-0032(DEV 2025-0040) -2045 CORTE DE NOGAL PICKLEBALL July 21, 2025 Pa e 8 If you would like to schedule a meeting to discuss this letter with the commenting departments, please contact Shannon Harker at the number below. You may also contact each department individually as follows: • Planning: Shannon Harker, Senior Planner, at (442) 339-2621 • Land Development Engineering: Tim Carroll, Project Engineer, at (442) 339-2737 Sincerely, ERIC LARDY, AICP City Planner EL:SH:CF Enc: Utilities redlines c: Phillip Teyssier, 3200 Highland Avenue B4-2, National City, CA 91950 Tim Carroll, Project Engineer Fire & Life Safety Laserfiche/File Copy Data Entry Community Development Department Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600