Grocery-Anchored Retail Space in Laguna Beach

What to diligence before LOI

1. 01

   Zone by zone: 'Market, food and beverage' is permitted in the C-1 Local Business District (Section 25.20.004(A)(6)), and 'Market/grocery store' and specialty food stores are permitted in the C-N Commercial-Neighborhood zone (25.19.002(P) and (BB)). The same uses need a Conditional Use Permit in the LBP Local Business-Professional zone (25.18.004(N), with delicatessens under (M)) and in the South Laguna Village zone, where 25.25.006(B) also covers mini-markets.

2. 02

   Alcohol: in C-1, off-premises alcohol sales are prohibited within 200 yards of Main Beach (Section 25.20.004(A), map A), and liquor sales need a CUP in LBP (25.18.004(O)), C-N (25.19.006(J)) and South Laguna Village (25.25.006(G)). A specialty grocer or wine shop near downtown should measure its distance from Main Beach before signing.

3. 03

   Parking (Section 25.52.012(G)): a grocery store needs 1 space per 250 sq ft of floor and outdoor display area, a convenience store or mini-market needs 10 spaces plus 1 per 250 sq ft, and restaurants, delis, bakeries and juice bars need 1 per 100 sq ft. A shopping center's requirement is set by a shared parking study under 25.52.006(C). Required nonresidential parking must be on site unless off-site parking is approved (25.52.004(B)).

4. 04

   Changing use: under Section 25.52.004(E), moving into a space with a higher parking requirement means providing the added stalls or buying in-lieu parking certificates. Section 25.52.006(E) allows up to three certificates per site, requires a parking demand study for four or more, and caps certificates at 50 percent of the required spaces for any one use. Turning a 1 per 250 retail shop into a 1 per 100 deli or cafe is the usual trigger.

5. 05

   Resident-serving review: in the C-N and South Laguna Village zones the code says the existing balance of resident-serving uses in the same vicinity and zone is a consideration when the City reviews a CUP (Sections 25.19.006 and 25.25.006). Be ready to explain who the store serves. All buildings and improvements in these zones are also subject to design review under Section 25.05.040.

6. 06

   Downtown sites: Section 25.40.030 says all development rules for the downtown basin are in the separate Downtown Specific Plan, and 25.40.010(B) says permit requirements there may be reviewed at annual public hearings. For a site near Broadway or Forest Avenue, confirm on the plan's Exhibit A whether it is inside the plan area before relying on the C-1 table.