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HomeMy WebLinkAboutItem 4A - PIckleball to PC Rev1Development Permit Application A 16-court Commercial Pickleball Complex Avenida Evelita at Ramon Road Agenda Item #4a Case #DP-2024-0007 / AMM-2024-0081 Date: June 10, 2025 P L A N N I N G S E R V I C E S DEPARTMEN T P L A N N I N G S E R V I C E S DEPARTMEN T Thank you. Site location and context General Plan / Zoning / ALUCC Conformance •General Plan Land Use Designation: “NCC” Neighborhood Community Commercial - conforms. •Zone: “M-1” Service / Manufacturing: (C-1 uses permitted also) Commercial Recreational Uses permitted by right – conforms. •Conforms to all Development Standards (with Director approval of Administrative Minor Modification for 10% reduction in off-street parking). •PSP Airport Land Use Compatibility Master Plan (“PSALUC”): Hazard Zones “C” and “E” – Deemed consistent with Master Plan (per RCALUCC Director) P L A N N I N G S E R V I C E S DEPARTMEN T Proposed Commercial Recreation Use open to the public Project Scope: •16 Lighted Pickleball Courts (13, Competition size, 3 recreation size). •Roughly 1,200 sf Building: (front reservations desk, grab-n-go concessions, toilets, office & storage, shaded second level viewing deck, covered outdoor seating.) •On-site parking for 55 vehicles with code-compliant shade, EV charging stations, perimeter screening & decorative paving at bay parking along Airport Center Drive . •10-foot high perimeter fence required for play courts pursuant PSZC 93.01.01), Combo 4’-high block wall w/6-foot decorative metal picket fence on top. •Amenities: lockers, ticket kiosk, bike racks, drinking fountains, toilets. P L A N N I N G S E R V I C E S DEPARTMEN T P L A N N I N G S E R V I C E S DEPARTMEN T P L A N N I N G S E R V I C E S DEPARTMEN T Operating Plan •Private recreational club, owner operated. •Open to the public (paid memberships), day / weekend passes for visitors. •Hours of operation: 6am to 11pm, 7 days per week. •Staffing anticipated 3 or 4 staffers on site per shift; estimated 15 full-time employees. •On-site pre-packaged “grab-n-go” refreshments, sandwiches, snacks, etc. •May apply to the ABC for an alcohol license for on-site consumption by members only (“Private Club”’; food service not required, no nightclub use, minors allowed) . (Not a part of this approval.) P L A N N I N G S E R V I C E S DEPARTMEN T Site Plan P L A N N I N G S E R V I C E S DEPARTMEN T •Decorative paving at bay parking. •6-foot high masonry perimeter wall. •4-foot high masonry screen wall around parking lot. •10-foot high chain-link court fence @ west side of courts. •All other court fencing is 10-foot combo: 4’-high masonry wall w/6-foot decorative metal picket fence on top. •Between courts 42-inch high modular fencing •Drought-tolerant plantings •Generously Shaded Parking •Landscape buffer along Avenida Evelita •Shade trees along public sidewalks. •Shrubs & Groundcovers P L A N N I N G S E R V I C E S DEPARTMEN T Landscape Plan Findings for Approval – Development Permit (PSZC 94.04.01 (D)) CEQA: Categorical Exemption All findings affirmatively met. P L A N N I N G S E R V I C E S DEPARTMEN T Staff recommendation: •Determine the project to be Categorically Exempt pursuant to CEQA. •Approve the project based on the findings in the staff report subject to conditions of approval. •Recommend approval by ARC of the related Major Architectural application subject to conditions. P L A N N I N G S E R V I C E S DEPARTMEN T Existing noise impacts at the subject site (Source: General Plan Noise Element) •Professional / Industrial zones are adjacent to the parcel. (No adjacent residential zones.) • 65 to 70 CNEL Noise from Ramon Road already impacts the site and the R-2 residential two blocks south of the subject site •Distance from project site to nearest residential zones is approx. 295 feet - greater than the minimum distance recommended in the table below to avoid complaints. •(Source: Pickleball Sound Mitigation, LLC) Zoning Map Excerpt: (No R-zones adjacent) P L A N N I N G S E R V I C E S DEPARTMEN T Thank you. P L A N N I N G S E R V I C E S DEPARTMEN T Thank you. P L A N N I N G S E R V I C E S DEPARTMEN T Thank you.