Aliso Viejo / South Orange County
Daycare and Education Space in Aliso Viejo
Aliso Creek Road is where suite-based child care and enrichment already operate in Aliso Viejo. Kristin's Kiddieland (27101), Little Big Preschool (27111) and Code Ninjas (27792) are all on Aliso Creek Road, a few address blocks past Aliso Viejo Town Center at 26601 to 26851. KinderCare's 86-child center is off Moulton Parkway, in what KinderCare describes as the Laguna Hills area. The remaining licensed centers the CDSS search returned carry school or congregation names (two elementary school sites, St. Mary's School and Temple Beth El).
Population
51,113
Median HHI
$142,439
Median age
39.2
Homeownership
56.7%
Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.
Primary retail corridors
Aliso Creek Road · Pacific Park Drive · Aliso Viejo Parkway · La Paz Road
Daycare and Education Space operators already in Aliso Viejo
Existing operators are the most honest comp for whether a use can support Aliso Viejo rents. These are publicly visible daycare and education space businesses currently trading in the market.
KinderCare Learning Center (Aliso Viejo KinderCare)
25507 Moulton Parkway, Aliso Viejo, CA 92656
CDSS licensed day care center, capacity 86 preschool children ages 2 to 6, 6:30 am to 6:30 pm weekdays, licensed since 1997. KinderCare's own page lists ages 6 weeks to 5 years at this address.
Kristin's Kiddieland
27101 Aliso Creek Road, Suites 150 and 152, Aliso Viejo, CA 92656
CDSS licensed day care center, capacity 30, ages 2 to 6 with a 6-child toddler option. A small suite-based center on Aliso Creek Road, licensed since 2012.
Little Big Preschool
27111 Aliso Creek Road, Suite 100, Aliso Viejo, CA 92656
CDSS licensed day care center, capacity 15, licensed in 2021 to City Harvest Church. The license records a CDSS waiver to use a multipurpose room as the outdoor space, which is worth knowing about for suite-based sites.
Code Ninjas Aliso Viejo
27792 Aliso Creek Road, Suite B180, Aliso Viejo, CA 92656
Coding and STEM enrichment for ages 5 to 14, with after-school programs and camps, per the operator's location page. Not a licensed child care center.
St. Mary's School Early Education Program
7 Pursuit, Aliso Viejo, CA 92656
Listed as a licensed child care center in the CDSS city search. Capacity was not pulled.
Temple Beth El of South Orange County
2A Liberty, Aliso Viejo, CA 92656
Listed as a licensed child care center in the CDSS city search. Capacity was not pulled.
What to diligence before LOI
01
Aliso Viejo's zoning code has a dedicated section for this use, AVMC 15.22.180 (Child day care centers), and lists permit types for nonresidential districts in Table 15.18.020. Neither could be read for this research, so get the table entry for your district and the 15.22.180 standards from the Planning Department before you sign a letter of intent.
02
Parking under AVMC 15.38.040 for child day care centers and preschools is 1 space per employee plus 1 drop-off space for each 8 children of total capacity. Tutorial services (not schools or colleges) are 1 space per 250 sq ft of gross floor area. The drop-off spaces have to physically exist near your door, so walk the parking field with the landlord.
03
The city's Planning Services page says applicants must get Planning Department approval before submitting plans to Building, starting with a Zoning Compliance Application (PS-240). File that early to get the use classification for tutoring or enrichment in writing.
04
Little Big Preschool's 15-child license at 27111 Aliso Creek Road relies on a CDSS waiver to use a multipurpose room as outdoor space. Do not assume you will get the same waiver. Without it, 75 sq ft per child of fenced outdoor area is required, which is 2,250 sq ft for a 30-child program like Kristin's Kiddieland.
05
Aliso Viejo's under 18 share (22.9% in the ACS) is higher than San Clemente (20.8%), Dana Point (16.5%) and Laguna Beach (15.2%) in the same release, and the suite-based licensed centers found here are small (15 and 30 children). Ask landlords on Aliso Creek Road and Pacific Park Drive about exclusive-use clauses held by existing child care tenants.
06
State licensing sets the floor plan before the city does: Title 22 requires 35 sq ft of indoor activity space per child (22 CCR 101238.3), 75 sq ft of outdoor activity space per child enclosed by a fence at least four feet high (22 CCR 101238.2), and a fire clearance requested through CDSS (22 CCR 101171). Size the suite and the play yard against your target licensed capacity before you negotiate.
Sources
Zoning, licensing, and demographic figures on this page come from the public records below. Codes and licenses change, so confirm with the city and the licensing agency before you sign.
- Aliso Viejo Municipal Code Title 15, Division III general regulations including 15.38.040 nonresidential parking (Zoneomics mirror of the code)
- Aliso Viejo Municipal Code Title 15, Division II table of contents (Zoneomics mirror)
- GoCodebook summary of Aliso Viejo zoning
- City of Aliso Viejo Planning Services page
- Code Ninjas Aliso Viejo location page
- Aliso Viejo KinderCare center page
- California CDSS Community Care Licensing facility search, child care centers, city = Aliso Viejo
- California CDSS Community Care Licensing facility record 304270379 (KinderCare Learning Center)
- California CDSS Community Care Licensing facility record 304370764 (Kristin's Kiddieland)
- California CDSS Community Care Licensing facility record 304371456 (Little Big Preschool)
- 22 CCR 101238.3, Indoor Activity Space (Cornell LII)
- 22 CCR 101238.2, Outdoor Activity Space (Cornell LII)
- 22 CCR 101171, Fire Clearance (Cornell LII)
- U.S. Census Bureau ACS 2020-2024 5-year estimates, table B01001 (Sex by Age), retrieved through the Census Reporter API