Planning commission approves private pickleball and golf-simulator club at 14200 Beach Boulevard

The Westminster Planning Commission on April 2 approved a conditional use permit to allow a private pickleball and golf-simulator club to operate at 14200 Beach Boulevard, converting a vacant 21,045-square-foot retail space into an indoor sports and entertainment venue.

Staff said the site is in the city’s Mixed Use 40 zoning district and that the proposed club would occupy the former Sam Ash Music location. Ken Vichtelman, principal planner, told commissioners the proposal includes eight pickleball courts, three golf simulators, a roughly 1,200-square-foot putting green and reception and waiting areas. Vichtelman said the project proposes no exterior tenant improvements and is exempt from the California Environmental Quality Act under CEQA section 15301 for existing facilities.

The resolution approved by the commission (Resolution No. 25-006) sets operating hours and other conditions. Vichtelman said staff recommended hours of 6 a.m. to 10 p.m. daily even though the applicant asked for 7 a.m. to 10 p.m., explaining staff added the earlier hour to provide flexibility to the business and avoid a later CUP amendment. The resolution also includes a condition that “no alcohol shall be served within the business unless a conditional use permit is granted to the business” and requires compliance with the Westminster Police Department’s exterior lighting standards for any facade work.

Applicant Nhi Le, who said she is converting the retail space to an indoor pickleball facility, told the commission she expects to operate as a membership club initially and may open some days to the public in the future for events and youth programming. “We are looking to promote this sport for kids,” Le said, and described the project as the first indoor pickleball location in Westminster.

Resident Terry Raines, speaking during the public hearing, called the indoor location preferable to outdoor courts for noise control and expressed concerns about the staff’s notice language and the additional permitted hour, but said she supported the project overall.

The motion to approve the conditional use permit (Case No. 2024-0300) passed by voice vote. The commission’s action becomes final 15 days after the decision date unless appealed in writing to the city clerk within that period.

The project will require the applicant to comply with the listed conditions of approval and remains subject to the city’s standard building and permitting review for any interior work.