San Clemente / South Orange County
Avenida Pico is where the larger-format home goods trip already happens: Mattress Firm's store page puts it in Plaza Pacifica at 979 Avenida Pico, near the Pavilions at 989 and the Albertsons at 804. The Outlets at San Clemente on Avenida Vista Hermosa has a pre-owned exotic car showroom and an electric scooter store alongside its apparel outlets. Sit 'n Sleep's store at El Camino Real and Del Mar shows a mattress showroom can work at the edge of downtown, though new vehicle showrooms are barred there. Sleep Number's California store list has no San Clemente store; the list does include one at 28311 Marguerite Parkway in Mission Viejo.
Population
63,273
Median HHI
$140,062
Median age
45.6
Homeownership
66.5%
Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.
Primary retail corridors
Avenida Del Mar · El Camino Real · Avenida Pico · Avenida Vista Hermosa · Avenida Talega
Specific shopping centers in San Clemente that already carry credible co-tenancy for this use. Listed in approximate order of fit.
Avenida Del Mar at El Camino Real
Anchors / key tenants: historic downtown dining and surf/lifestyle retail
The walkable historic core of San Clemente — the city's most popular shops, restaurants, and visitor traffic. Tilts toward chef-driven, surf, and boutique formats. Parking and signage restrictions are part of the city's identity.
801 Avenida Talega
Anchors / key tenants: Ralphs
Size: 102,273 SF
Regency Centers-owned community center anchoring the Talega master-planned neighborhood. Ralphs (about 46,000 SF) is the only anchor. Fitness in place via Anytime Fitness and Club Pilates. Food is Peet's Coffee plus independents such as BallPark Pizza, Barnoa Wine Bar, Basanti, Fettuccine Marcello, and Kiann's.
Existing operators are the most honest comp for whether a use can support San Clemente rents. These are publicly visible showroom retail space businesses currently trading in the market.
Mattress Firm (Plaza Pacifica)
979 Avenida Pico, Suite M, San Clemente, CA 92673
Mattress Firm's own store page names this location 'Mattress Firm Plaza Pacifica - San Clemente'. It sits on the Avenida Pico stretch that also has Pavilions (989) and Albertsons (804).
Sit 'n Sleep
115 N El Camino Real, San Clemente, CA 92672
Mattress showroom. The operator's page describes the store as directly alongside I-5 on the corner of Camino Real and Del Mar, at the edge of downtown.
European Exotic Center (Outlets at San Clemente)
101 W Avenida Vista Hermosa, Location 464, San Clemente, CA 92672
The center's directory describes it as a boutique showroom of pre-owned exotic sports cars (Ferrari, Lamborghini, McLaren, Bentley, Rolls-Royce, Porsche, Aston Martin). A vehicle showroom inside an outlet center.
SirrJohn Moto (Outlets at San Clemente)
101 W Avenida Vista Hermosa, Location 174, San Clemente, CA 92672
Electric scooter retailer listed in the Outlets at San Clemente directory. Its page says the zero-emission scooters are designed in San Diego.
01
Permit path for home furnishings: Table 17.36.020 (as codified through Ord. 1808, May 2026) requires a Minor Conditional Use Permit (MC) for Furniture Stores, Home Appliance Stores, Floor Covering Stores, Carpet Sales, Interior Decorating Stores and Patio/Outdoor Furniture Sales in NC 1.1. In NC 1.2 they are permitted, except that note 26 requires a Minor CUP on NC 1.2 properties next to a residential zone. They are permitted by right in NC 1.3, NC 2, NC 3 and CC 1 through CC 4. Table 17.40.030 permits furniture, appliance, floor covering and interior decorating stores by right in every mixed-use zone. Confirm the parcel's zone before you promise an opening date.
02
Lower parking ratio: Table 17.64.050 sets Furniture and Appliance Stores at 2 spaces plus 1 per 500 sq ft, against 1 per 300 sq ft for general retail. A 10,000 sq ft showroom works out to 22 spaces instead of 34 (fractions round up). Lighting, kitchen and bath, or design showrooms are not named in the table, so ask Planning in writing whether your concept qualifies for the furniture and appliance ratio.
03
EV and auto showrooms: Table 17.36.020 allows Vehicle Sales with fewer than 10 vehicles on site with a Minor CUP, and 10 or more vehicles or a Vehicle Dealership only with a full CUP, in NC 1.3 through CC 4. Neither is allowed in NC 1.1 or NC 1.2, and the mixed-use table does not list vehicle sales at all. Section 17.28.310 also bars new dealership, rental and sales facilities on properties fronting El Camino Real, bordering residential or mixed-use zones, or inside the Central Business overlay.
04
Vehicle showroom site standards under 17.28.310: at least 3 parking spaces for fewer than 10 vehicles; with 10 or more, 1 space per 400 sq ft of showroom and office plus 1 per 2,000 sq ft of outdoor display and 1 per 300 sq ft of parts area. Display cars must sit in spaces in addition to customer and employee parking, and a 15-foot planting strip is required along street frontages.
05
Outlets at San Clemente and other regional sites: Section 17.36.010 says the Regional Commercial (RC1) zone is applied to a site within the Marblehead Coastal Specific Plan area, and RC1 is not a column in Table 17.36.020. Table 17.52.060 lists the Marblehead Coastal plan (Resolution 98-43, with a development agreement). Ask Planning which plan governs 101 W Avenida Vista Hermosa and what it allows for showrooms.
06
Outdoor display: Section 17.36.020.A requires every use to be conducted inside an enclosed structure except as allowed by 17.28.210 (Outdoor Display Areas) and 17.28.300 (Temporary Uses). Patio furniture, spas or vehicles shown outside need to meet 17.28.210 before you plan the storefront around them.
Zoning, licensing, and demographic figures on this page come from the public records below. Codes and licenses change, so confirm with the city and the licensing agency before you sign.