HomeMy WebLinkAboutPRE 2026-0019; PICKLEBALL CUP; Admin Decision LetterMay 6, 2026
Nicholas Dawson
6131 Innovation Way Suite 100
Carlsbad, CA 92009
SUBJECT: PRE2026-0019 (DEV2024-0100) -PICKLEBALL CUP
APN: 213-261-25-00
{ci ty of
Carlsbad
VIA EMAIL AND MAIL
Thank you for submitting a preliminary review application for a restaurant proposed at an existing indoor
pickleball facility at project proposed at 6131 Innovation Way Suite 100, assessor parcel number (APN)
213-261-25-00. The project site, an approximately 3.98-acre lot, is currently developed with a 56,915
square foot building divided into two suites. Suite 100 is occupied by a 32,441 square foot pickleball facility
consisting of 11 pickleball courts within a 26,559 square foot area, 500 square feet of office, 2,893 square
feet of lobby/entrance and a 2,489 square foot mezzanine utilized as a patron lounge. The pickleball
facility was approved by the City Planner on May 6, 2025 under Minor Conditional Use Permit CUP 2024-
0008. The project proposes to convert a portion of the ground floor lobby/entrance area into a 921-
square-foot restaurant which will include a 521 square foot dining area, a 144 square foot bar and a 265
square foot cafe service counter. The project proposed to sell beer and wine only when in conjunction
with food service.
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: Planned Industrial (Pl)
b. Zoning: Planned Community (P-C)
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE2026-0019 (DEV2024-0100) -PICKLEBALL CUP
May 6, 2026
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c. Master Plan: The site is located within Planning Area 3 or the Bressi Ranch Master Plan (MP
178(K)). Planning Area 3 refers to the Planned Industrial (P-M) zoning designation for
development regulations.
2. The project requires the following permits:
a. Conditional Use Permit Amendment -An amendment to Conditional Use Permit CUP 2024-
0008 is required to permit the proposed restaurant use. The City Planner will be the decision-
making authority on the Conditional Use Permit Amendment pursuant to Carlsbad Municipal
Code Sections 21.34.020 and 21.54.125.
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. Plans.
a. Provide a larger floor plan to show area of proposed restaurant in relation to the rest of
the pickleball facility.
b. Clearly delineate different uses and their square footages on the plans (i.e. pickleball
court area, office, patron lounge, restaurant, etc.) to show all square footages are
accounted for in parking calculations.
5. Restaurants must meet the definition of a "Bona Fide Public Eating Establishment" to be conditionally
permitted within the P-M zone . Pursuant to CMC section 21.04.056, "Bona fide public eating
establishment" means any establishment at which the primary business is the preparation, service
and retail sale of meals comprising a varied selection of foods and nonalcoholic beverages prepared,
served and consumed on the premises.
To be classified as a bona fide public eating establishment, an establishment which engages in the
sale of beer, wine or distilled spirits for consumption on the premises shall meet the following
requirements:
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE2026-0019 (DEV2024-0100) -PICKLEBALL CUP
May 6, 2026
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a. Be designed and operated in such a way that the sale of alcoholic beverages is incidental
to the primary restaurant operation.
i. The project appears to comply with this requirement, however, please
demonstrate compliance with b through g below.
b. On any day the restaurant is open to the public for business and engaged in the incidental
sale of alcoholic beverages, restaurant services shall be available to the public for the
evening meal for a period of not less than five hours, or for not less than four hours, if the
morning or noon meal is also served to the public for a period of not less than two hours.
i. Please provide proposed business hours for the kitchen for the sale of alcoholic
beverages.
c. Restaurant service shall include, but not be limited to, an offering of a varied menu of
foods or not less than five main courses with appropriate nonalcoholic beverages,
desserts, salads and other attendant dishes.
i. Provide a menu that complies with this requirement.
d. The sale of any food prepared for consumption off the premises shall be occasional only
and clearly incidental and subordinate to the on-premises restaurant operation.
i. Clarify if any of the food offered will be prepared off premise. This includes pre-
packaged meals and meals assembled off-site and cooked or re-heated on-site.
e. No more than 25% of the interior area of the restaurant shall be designed, arranged or
devoted to a use commonly associated with a bar or other establishment primarily
engaged in the on-premises sale of alcoholic beverages. The interior area shall include
only those portions of the establishment devoted to regular use by the public.
i. The bar area (144 square feet) is 27% of the dining area (521 square feet),
however, it is unclear if the square footages provided includes all areas devoted
to regular use by the public (i.e. dining area, bar countertop, food order/pick-up
area). The square footage of the area designed/arranged/devoted to a bar should
include the entire bar area with countertop. The interior area devoted to regular
public use should include the bar counter, dining area and food order/pick-up
area). Please provide square footages, clearly delineate areas on floor plans, and
provide a calculation to show compliance.
f. A minimum of 20% of the gross floor area of the establishment shall be used solely for
food storage, preparation, maintenance and storage of eating utensils, dishes and
glassware and shall include refrigeration, cooking, warming and dishwashing equipment,
and any other equipment necessary for a fully equipped restaurant kitchen.
i. The project appears to comply by providing 27% of the gross floor area (256
square foot "cafe" area/921 restaurant gross floor area), however please clearly
delineate this area on the floor plans and provide calculation to show compliance.
If the food order/pick-up counter is included in this area clarify if this area will be
used for storage/cooking appliances.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE2026-0019 (DEV2024-0100} -PICKLEBALL CUP
May 6, 2026
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g. During the above specified minimum hours for restaurant services, there shall be not less
than one employee per 250 square feet of floor area devoted to food service use. Said
employee or employees shall be on the job during the specified minimum hours for the
restaurant service as described in subsection (b).
i. Provide a square footage for the food service area, which should include the
dining area, the front of bar and the food order/pick up area. Based on the square
footage, provide a calculation on the plans for required number of employees and
indicate working hours.
To ensure alcohol sales remain incidental to the restaurant's primary use, and to ensure the project
will comply with the requirements above the conditional use permit, if approved, will include
conditions requiring the following:
• All alcohol purchases must be accompanied by the purchase of at least one food item.
• Sale of alcoholic beverages will be limited to beer and wine only.
• Alcohol sales must cease when pickleball courts close (i.e . 9pm Monday-Thursday, 10pm
Friday-Saturday, 6pm Sunday)
• All alcohol consumption must occur indoors.
• Food service must be available for at least two meals, a minimum of 6 hours daily and until
pickleball courts close daily.
6. Parking.
a. Parking for the pickleball facility was approved under the Conditional Use Permit as
follows:
i. Pickleball Courts -1 space per 3 spectator seats (40 spaces)
ii. Ground Floor Office -1 space per 250 square feet of GSF (2 spaces)
iii. Ground Floor Lobby/Employees -1 space per 300 square feet of GSF + 2
additional spaces for employees
b. Restaurant parking shall be provided at a rate of 1 space per 100 square feet of gross floor
area for restaurants less than 4,000 square feet.
c. Please provide an updated parking table on the plans to show how the project will comply
with parking requirements for all uses.
7. A license from Alcoholic Beverage Control (ABC) will be required prior to the sale of alcohol on the
premises.
8. McClellan-Palomar Airport Land Use Compatibility Plan. The project site is located within the
McClellan-Palomar Airport Influence Area (AIA). Any physical changes to the onsite structures and/or
changes of use within the AIA must be reviewed for consistency with the adopted land use
compatibility plan for the airport. The existing building and pickleball use on site have previously been
reviewed for compliance with the Airport Land Use Plans adopted at the time of their entitlement.
Review of the proposed restaurant against the ALUCP revealed the following:
a. Exhibit 111-1-Compatibility Policy Map: Noise. The proposed project is located outside of
the 60 dB CNEL noise contour. The ALUCP identifies all uses located outside the 60 dB
CNEL noise contour as compatible with airport uses.
b. Exhibit 111-2 -Compatibility Policy Map: Safety. The portion of the existing building, which
contains the proposed use, is located entirely within Safety Zone 6. The ALUCP identifies
Community Development Department
Planning Division [ 1635 Faraday Avenue [ Carlsbad, CA 92008-7314 [ 442-339-2600
PRE2026-0019 (DEV2024-0100) -PICKLEBALL CUP
May 6, 2026
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small, mid-sized and large eating/drinking establishments as compatible with airport uses
when located within Safety Zone 6.
c. Exhibit 111-3 -Compatibility Policy Map: Part 77 Airspace Protection. Pursuant to Exhibit
111-3, the project is located within the boundaries of the FAA notification area for the
airport. Pursuant to Part 77 of the FAA regulations, the FAA shall be notified of any
proposed construction or alteration having a height greater than an imaginary surface
extending 100 feet outward and 1 foot upward (slope of 100:1) from the runway
elevation. The existing building, which will house the proposed use, is in compliance with
the ALUCP airspace protection surfaces because a determination of no hazard to air
navigation has already been issued by the FAA with the original approval of SDP 15-09.
The proposed change in use will not require FAA notification as the project does not
propose physical changes to the building height or square footage.
d. Exhibit 111-4 -Compatibility Policy Map: Overflight. The project site is located within the
Overflight Notification Area. However, pursuant to the ALUCP Policy 3.6. -Overflight
Compatibility Policies for McClellan-Palomar Airport, Section 3.6.3(c), page 3-57,
recordation of an overflight notification document is not required for nonresidential
development. Being this is a non-residential use, the overflight notification is not
applicable.
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 and Overflight
Notification Areas. The project site is located within the airport overflight notification
area. However, as stated above, recordation of an overflight notification document is not
required for nonresidential development. Being this is a non-residential use, the
overflight notification is not applicable.
9. A CEQA determination will not be made until after a formal application is deemed complete. However,
depending on the CEQA document, the project may need to demonstrate that it will not result in
significant impacts to transportation in the form of a Vehicle Miles Traveled (VMT) screening checklist
or VMT Analysis. Please see the city's VMT Analysis Guidelines online at
https://www .ca rlsbadca .gov /home/showpubl isheddocume nt/312/638816039777170000.
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. Discretionary application shall include an updated Local Mobility Analysis to ensure consistency
of the previously approved LMA. Please coordinate with nick.gorman@carlsbadca.gov prior to
submittal.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE2026-0019 (DEV2024-0100)-PICKLEBALL CUP
May 6, 2026
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2. Developer shall pay applicable impact fees based on Chapter 18.42 and Chapter 13.10 of the City
of Carlsbad Municipal Code, respectively.
Fire & Life Safety:
1. A Tenant Improvement will be required for the proposed modifications.
2. The Fire Department has no issues with the CUP. Occupancy classification and occupant load
determination will be handled with the building permit for the tenant improvement, at the
discretion of the Building Official.
Public Works -Utilities:
1. Verify kitchen cooking facility usage. Commercial sewer lateral grease trap may be required.
Building:
1. Please be aware . This project requires a separate permit from Building & Safety for a Tenant
Improvement. For more information on this permit process and plan submittal requirements
please refer to the Tenant Improvements 8-6 form.
2. The occupancy group of the building is classified as A-3, M & B. Address the following:
a. Revise the coversheet to include A-2 occupancy for the 921 SF. Bar/Cafe per CBC 303.3.
b. Qualify the assembly area per the following:
i. Accessory occupancy per CBC 508.2.
ii. Nonseparated occupancy per CBC 508.3.
iii. Separated occupancy per CBC 508.4. iv) Or a combination of the above sections.
c. Provide an allowable area calculation as modified by CBC 506.1 and the above code
sections to verify code compliance.
3. Provide a means of egress plan showing, in sufficient detail, the location, construction, size and
character of all portions of the means of egress, including the path of exit discharge to the public
way. CBC 107.2.3.
4. Note on plans that a separate approval will be required from the health department.
5. Note on plans that a grease interceptor will be required per CPC 1014.
Community Development Department
Planning Division I 1635 Faraday Avenue I Carlsbad, CA 92008-7314 I 442-339-2600
PRE2026-0019 (DEV2024-0100)-PICKLEBALL CUP
May 6, 2026
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If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Lauren Yzaguirre at lauren.yzaguirre@carlsbadca .gov or the number below. You may also contact
each department individually as follows:
• Planning: Lauren Yzaguirre, Senior Planner, at (442) 339-2634
• Land Development Engineering: Linda Ontiveros, Project Engineer, at (442) 339-2773
• Fire & Life Safety: Darcy Davidson, Fire Marshal at (442) 339-2662
• Building: Jesse Sanchez, Building Official at (442) 339-2091
• Public Works -Utilities: Zac Taylor, Associate Engineer, at (442) 339-2329
Sincerely,
~~ '>-,
ERIC LARDY, AICP
Assistant Director of Community Development
EL:LY:CF
c: Rexford Industrial Realty, LP, 11620 Wilshire Blvd, 10th Floor, Los Angeles, CA. 90025
Linda Ontiveros, 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