Coffee Shop Space in Lake Forest

What to diligence before LOI

1. 01

   Use and parking: the Land Use Matrix in Section 9.72.090 permits Restaurant (defined in Section 9.04.030 as a business whose principal activity is preparing, serving and consuming food and beverages) in the C and UA categories and prohibits it in PA and, outside the Pacific Commercentre exception in footnote 20, in I. Section 9.168.070 item 31 parks a restaurant with 16 or fewer seats that mainly serves take-away at 1 space per 200 sq ft of indoor area, against a 10-space minimum or 1 per 100 sq ft for 17 or more seats. Hold the seat count at 16 or below if parking is tight.

2. 02

   Drive-through: the matrix lists Drive-Through as a site development permit (S) in C, I, PA and UA. Section 9.184.020(D) says a site development permit is processed administratively unless the Director of Community Development decides a Planning Commission hearing better serves the public interest. The chapters we read set no stacking length, so ask Planning at (949) 461-3535 what queue study they expect for El Toro Road or Lake Forest Drive sites.

3. 03

   Early mornings: Section 9.04.030 defines a Late-Night Use as any commercial use open to patrons between midnight and 5:00 a.m., which needs a use permit in every commercial category, and Section 9.72.050 limits business hours in the CN district to 6:00 a.m. to 10:30 p.m. Starbucks' locator shows the three Lake Forest drive-thrus opening at 4:00 a.m. and the cafes at 4:30 a.m., so a 4:00 or 4:30 a.m. open should be cleared with Planning before the lease is signed.

4. 04

   Patio: Outdoor Dining is an accessory use (A) in C and UA and prohibited in PA, and footnote 1 caps accessory uses at 15% of the principal use's floor area, so if Planning measures a patio against that cap, a 1,600 sq ft cafe would be held to about 240 sq ft of outdoor seating. Section 9.72.085(A)(6) otherwise requires uses to stay inside a completely enclosed structure, and item 31 needs no parking for 16 or fewer outdoor seats but 1 space per 100 sq ft of patio for 17 or more.

5. 05

   Health plan check and grease: the Orange County Health Care Agency's plan check page cites Health and Safety Code Section 114380 for plans on any new or renovated retail food facility, with a menu and equipment specification sheets. Sewer service here is split: IRWD serves parts of Lake Forest and requires a grease interceptor for new food service establishments, changes of ownership or operations, and remodels that add under-slab plumbing, seating, kitchen area or equipment, sized per California Plumbing Code Table 1014.3.6, while El Toro Water District serves other portions and requires a FOG application from every food service establishment. Find out which district serves the suite before you price the plumbing.

6. 06

   Foothill Ranch suites: the Foothill Ranch Planned Community text (PC 8, Section X) sends commercial uses to matrix column C and allows outdoor dining areas outside the building only as shown on the approved site plan, keeps unenclosed trash areas at least 50 ft from residential zones, and sends parking to the PC's own Section XIX. Confirm the parking table with Planning before you size seating on Portola Parkway.