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CUP No. 2025-10 – Footlab Orange County (400 W. Warner Avenue)
<br />April 28, 2025
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<br />indoor soccer-based interactive stations where players of all ages and skill levels will be
<br />able to measure their technical abilities, train, and compete. The facility would also include
<br />amenities such as lounge areas, locker rooms, food and beverage areas, and a
<br />clothing/shoe store. Moreover, the facility would include ancillary outdoor training areas
<br />to include several fenced and/or netted soccer fields/stations. With the exception of a new
<br />525-square-foot concession stand, no new gross floor area is proposed as part of the
<br />project.
<br />To establish the sports facility, the Applicant is proposing a complete interior renovation
<br />of the warehouse building that includes demolition of existing interior walls, furnishing,
<br />fixtures, etc., and the construction of new partition walls, ADA restrooms, new paint and
<br />flooring, and new electrical, plumbing, and mechanical. The improvements would include
<br />floor space for a reception area, retail store, e-games area, offices, locker rooms, food
<br />and beverage/seating areas for special events, and the interactive soccer stations. As
<br />shown on the proposed floor plans, the indoor interactive stations include three soccer
<br />fields of varying sizes; skills testing areas for speed, precision, technique, kick power,
<br />vertical jumps, and free kicks; and areas for foot volley and “street” soccer (Exhibit 4).
<br />The Applicant is also proposing various on-site and off-site improvements that include
<br />resurfacing of the parking lot, new parking lot striping, wrought iron perimeter fencing,
<br />trash enclosure, and improvements to lighting and landscaping. In addition, the site would
<br />be improved with a new 525-square-foot concession stand, 116 parking stalls, eight
<br />bicycle parking spaces, pedestrian drop-off areas, and lounge areas. Of the parking
<br />provided, 25 stalls would be designated as electric vehicle capable and four would be
<br />designated as electric vehicle charging stations (EVCS). The site would also be improved
<br />with ancillary outdoor soccer-based activity areas/pitches, including two soccer fields with
<br />20-foot tall perimeter netting and 50-foot tall stadium lighting; three street soccer areas
<br />with 13-foot tall perimeter fencing and 20-foot tall lighting; and one foot-volley area with
<br />13-foot tall perimeter fencing and 20-foot tall lighting. Off-site improvements would include
<br />removal of an existing driveway approach along Warner Avenue, new curb and gutters
<br />along both Warner Avenue and Birch Street, and reconstruction of two driveway
<br />approaches per City standards, two along Warner Avenue and the third along Birch
<br />Street.
<br />The proposed exterior improvements reflect a contemporary industrial aesthetic, and
<br />incorporate a dark, high-contrast palette, including black-painted concrete walls, deep red
<br />metal panels, and sleek black aluminum louvers. Large expanses of glass and
<br />transparent guardrails introduce openness and visual connectivity, while respecting the
<br />building’s original character and introducing a modern design. These design elements
<br />and materials are also carried through to the proposed concession stand. As shown in
<br />the conceptual landscape plan (Exhibit 6), new landscaping and lighting would be
<br />installed around the northern and eastern perimeter of the site. Landscaping would
<br />include 24-inch box strawberry trees, 15-gallon camphor trees, 15-gallon ‘pink dawn’
<br />trees, and 15-gallon ‘little gem’ low branch trees, as well as a variety of five-gallon shrubs
<br />including, but not limited to, paw pink flowers, kangaroo paw orange, rock purslane,
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