Medical Retail Space in Aliso Viejo

What to diligence before LOI

1. 01

   Medical needs a CUP in the retail districts. AVMC Table 15.18.020 makes 'Outpatient medical uses, small' (five or fewer patients at a time) a conditional use permit in CT, CC and CN, and permitted by right in PO, BP-1 and BP-2. 'Outpatient medical uses, large' (six or more patients) is a CUP in CT, CC, PO, BP-1 and BP-2 and not allowed in CN. Table 15.70.030 sends every CUP to the City Council at a public hearing. The same clinic that is by-right in a Pacific Park Drive office building is a Council hearing in a shopping center suite.

2. 02

   First floor cap in the Town Center district. Footnote 6 to Table 15.18.020 limits small and large outpatient medical uses on the first story of buildings in the CT zone to a total of 20,000 sq ft. Ask Planning how much of that cap is already used before you sign for a ground floor suite in Aliso Viejo Town Center, or look at the second floor suites where Marque Urgent Care and Dental Aesthetics & Wellness Center already operate.

3. 03

   Large clinics need plans before occupancy. Under AVMC 15.22.220.C, a large outpatient medical use (six or more patients at once) must submit a parking study meeting 15.38.140(C), an operational plan with a good neighbor policy, and a security plan with cameras and no-loitering signs, all approved by the Planning Director before a certificate of use and occupancy is issued. All activity must be indoors, and group sessions need a 15-minute break between them. An urgent care or multi-chair dental office will usually cross the six-patient line.

4. 04

   Parking and ADA. Table 15.38.040 parks office and outpatient medical uses at 1 space per 200 sq ft of gross floor area, against 1 per 220 for a shopping center, so a 3,000 sq ft clinic needs 15 spaces where a retailer in the same suite needs about 14. Section 15.38.160 requires one of every 25 spaces to be accessible under the ADA Standards. Walk the route from the nearest accessible stall to the suite door, and for second floor suites confirm the elevator.

5. 05

   The Commons is different. Table IV-1 of The Commons Specific Plan (SP-2) prohibits hospital and in-patient medical facilities and does not list medical or dental offices at all. Business and administrative offices are permitted on the second floor or above only (note 12). Ask Planning how a clinic would be classified before you tour Commons space at 26501 to 26519 Aliso Creek Road.

6. 06

   Dental and imaging equipment. Title 17, California Code of Regulations section 30108 requires anyone who acquires an X-ray machine to register it with the California Department of Public Health's Radiologic Health Branch within 30 days, through its online portal. Hoag's imaging suite and Marque's X-ray show this is being done in Aliso Creek Road retail space, but budget shielding design, plumbing to each operatory or exam room, and a CUP timeline into the letter of intent.