Grocery-Anchored Retail Space in Lake Forest

What to diligence before LOI

1. 01

   Which column applies: the Land Use Matrix in Section 9.72.090 lists Retail Business (which covers a supermarket) as permitted in the C and UA categories, accessory only in I (footnote 1 caps accessory uses at 15% of the principal use's floor area) and prohibited in PA. The City's matrix guide puts C1, C2, CC, CN, NC, the Industrial Park district, and the commercial areas of the Lake Forest, Rancho de Los Alisos and Foothill Ranch planned communities into the C column. Any use not listed in the matrix is prohibited, so pull the parcel on the City's online zoning map before you rely on a column.

2. 02

   Beer and wine: the matrix lists Alcohol Sales for Off-Site Consumption as a use permit in C, I, PA and UA. Footnote 21 adds the findings in Section 9.146.130 and notes the City Council's public convenience or necessity policy may also apply, so a grocer or market adding beer and wine should budget a use permit hearing into the lease timeline.

3. 03

   Hours: Section 9.72.050 limits business hours in the CN commercial neighborhood district to 6:00 a.m. to 10:30 p.m., and the matrix requires a use permit for any Late-Night Use, which Section 9.04.030 defines as open to patrons at any time between midnight and 5:00 a.m. Confirm the district before promising a 24-hour or early-open format.

4. 04

   Parking: Section 9.168.070 sets general retail at 1 space per 200 sq ft. Item 34, the shopping center ratio, lets shop uses that would normally need more (restaurants, for example, at 1 per 100 sq ft) park at 1 per 200 sq ft if the center has at least 8,000 sq ft of building space and at least four different tenants providing different services. Health clubs, theaters and other large destination uses are still counted at their own rates, which matters when a gym shares the lot with a grocer.

5. 05

   Shop space next to the grocer: the matrix permits Personal Care Service (barber, beauty and nail salons), Medical Office, Pharmacy and Restaurant uses in C and UA, but a Massage Establishment needs a use permit (footnote 15, Chapter 5.07), a Drive-Through needs a site development permit, and Outdoor Display needs a site development permit. Check the landlord's exclusives against the Massage Envy and European Wax Center already on the 23600 block of El Toro.

6. 06

   Foothill Ranch sites: the Foothill Ranch Planned Community text (PC 8) sends commercial land uses to matrix column C but sends off-street parking to the PC's own Section XIX. Ask Planning which parking table governs a Foothill Ranch suite before you size a grocery or restaurant user there.