Showroom Retail Space in Lake Forest

What to diligence before LOI

1. 01

   Retail versus trade showroom: the Land Use Matrix in Section 9.72.090 permits Retail Business in the C and UA categories, allows it only as an accessory use in I (footnote 1 caps accessory uses at 15% of the principal use's floor area) and prohibits it in PA. Wholesale Business is permitted in I and UA. A to-the-trade design, flooring or cabinet showroom may fit an industrial building if retail sales stay under that 15% line; a walk-in furniture store needs C or UA.

2. 02

   EV and auto showrooms: the matrix splits vehicle sales by what is on site. Automobile Sales and Rentals with two or fewer vehicles on site need a site development permit in C, I, PA and UA; three or more vehicles need a use permit in C, I and UA and are prohibited in PA; an auto broker with no vehicles on site is permitted. A gallery-style EV showroom that keeps one or two cars inside is on the site development permit track rather than the use permit track.

3. 03

   Parking: Section 9.168.070 requires 1 space per 500 sq ft for furniture and appliances, including outdoor retail and garden centers, against 1 per 200 sq ft for general retail and 1 per 400 sq ft for motor vehicle sales. A 22,500 SF furniture showroom like the Dumos Home deal needs 45 spaces at the furniture rate instead of 113 at the general retail rate. Wholesale space is 1 per 500 sq ft plus 1 per 250 sq ft of office or sales area.

4. 04

   Outdoor display: the matrix requires a site development permit for Outdoor Display in C and UA and prohibits it in I and PA. Section 9.72.085 otherwise requires all non-residential uses and their products to be kept inside a completely enclosed structure, so patio furniture, spas or vehicles outside need that approval.

5. 05

   Foothill Ranch parcels: the Foothill Ranch Planned Community text (PC 8) sends Commercial land uses to matrix column C and freestanding Urban Activity commercial uses to column C, but Commercial parking goes to the PC's own Section XIX. Confirm with Planning at (949) 461-3535 which parking table applies to a Towne Centre Drive or Portola Parkway suite before you rely on the 1 per 500 furniture ratio.

6. 06

   Building occupancy: the 2025 California Building Code lists retail stores and sales rooms as Group M (Section 309.1) and motor vehicle showrooms as Group B (Section 304.1). Turning a furniture or retail suite into a vehicle showroom changes the occupancy group, so get the Lake Forest Building and Safety Division's list of required upgrades early.