Daycare and Education Space in Lake Forest

What to diligence before LOI

1. 01

   Child care zoning: the Non-Residential Land Use Matrix in Municipal Code Section 9.72.090 lists Day Care Center as "S" (site development permit) in the Commercial land use category, "U" (use permit) in Industrial, and "S" in Professional/Administrative Office and Urban Activity. The code definition of day care center covers infant centers, preschools and school age programs. We read the matrix on a third-party mirror, so confirm the row with Planning at (949) 461-3535.

2. 02

   Tutoring and enrichment: the matrix lists Instructional Studio as "P" (permitted) in the Commercial and Urban Activity categories and "U" in Industrial and Professional Office. Section 9.04.030 defines an instructional studio as one-on-one or small-group classes such as dance, martial arts, tutoring, music and fine arts. A "School, Commercial or Vocational" needs a use permit in those same categories, so how the City labels your program matters.

3. 03

   Which column applies: the City's matrix guide groups the C1, C2, CC, CN and NC districts and the Foothill Ranch Commercial planned community into the "C" column, and Baker Ranch and Foothill Ranch Urban Activity into "UA". Any use not listed in the matrix is prohibited. Look up the parcel on the City's zoning map and check the planned community text before assuming the C column applies.

4. 04

   Parking: Section 9.168.070 requires 2 spaces for every 3 employees plus 1 pick-up/drop-off space for every 8 children for day care centers, and 1 space per 250 sq ft for small-group counseling or tutoring offices, compared with 1 per 200 sq ft for general retail. Even a permitted use has to meet the parking code, per the City's guide.

5. 05

   State licensing space: 22 CCR 101238.3 requires 35 sq ft of indoor activity space per child and 22 CCR 101238.2 requires 75 sq ft of outdoor space per child inside a fence at least four feet high. The 30-child Red Apple Preschool on El Toro Road implies about 1,050 sq ft of countable indoor activity space and 2,250 sq ft of play yard, while a 134-child Children's Courtyard needs 4,690 and 10,050 sq ft.

6. 06

   Fire clearance: 22 CCR 101171 requires a fire clearance for every child care center. Build the site development permit, fire clearance and CDSS license into the lease contingencies.