Retail Pad Space in Brea

What to diligence before LOI

1. 01

   Permit path: Table 20.11.020.A requires a Planning Commission conditional use permit for Drive-through facilities in C-N, C-C and C-G (and MU-II, MU-III); they are not allowed in C-P or C-M. Restaurants, drive-in (food served to people in parked cars or at open-air stands) needs a CUP and is allowed only in C-C and C-G. The quick-service restaurant itself is by right in C-N, C-C, C-G and C-M.

2. 02

   Stacking (Table 20.08.040.D): each restaurant drive-through lane, including a drive-in, needs at least 160 feet of stacking measured from the pickup window; a non-restaurant lane such as a bank or pharmacy needs 115 feet. Stacked cars can count toward parking at 1 car per 23 feet of striped lane, up to 30% of required parking or 20 spaces, whichever is less. A 160-foot lane earns a credit of about 7 cars.

3. 03

   Parking ratios: Restaurants, drive-in is at least 10 spaces or 1 per 150 sq ft; Financial institution is 1 per 200 sq ft. Under 20.08.040.B.1 a change to a use category that needs more stalls must add them, so check the parking count before converting a bank pad to a restaurant. Service stations need a CUP in every commercial zone, and minor auto repair is by right only in C-C, C-G and C-M.

4. 04

   Caltrans controls Imperial Highway: the City's traffic page says funding and approval of projects on Imperial Highway, Carbon Canyon Road and the 57 are under State control, and directs questions to Caltrans District 12. Any new curb cut or change to an Imperial driveway for a pad will involve a Caltrans encroachment review on top of the City CUP.

5. 05

   Traffic by segment (Caltrans 2023 AADT, Route 90): 47,100 west of Brea Boulevard, 65,800 east of it toward State College, 67,700 to 69,800 between State College and the 57, and 48,300 east of the 57. Brixmor's Brea Gateway page cites '60K+ VPD on Imperial Hwy (Kalibrate, 2025)'; the Gateway's 303 and 305 W. Imperial addresses are west of Brea Boulevard, so compare the landlord's figure with the Caltrans leg that fronts the pad you are pricing.

6. 06

   Brea Gateway pad OPO 1: Brixmor lists it as a proposed pad with no square footage stated. Ask for the pad's parking allocation and whether it can meet the 160-foot stacking rule without taking stalls other tenants rely on, since 20.08.040.B.2.c requires each shopping center tenant's parking within 200 feet of its main entrance.