Showroom Retail Space in San Juan Capistrano

What to diligence before LOI

1. 01

   Permit path for furniture and home goods: in Table 3-4 of Section 9-3.303, 'Retail sales (large scale)' is permitted in TCE and GC, needs a Conditional Use Permit in NC, and is not allowed in TC or OC. The GC note covers furniture, home appliances, hardware, paint and floor and wall covering materials; the NC note covers hardware, paint and floor and wall coverings but not furniture. In TC, the small-scale retail note lists furniture, furnishings and appliances, and in TCE it adds home improvement (lumber, garden), plumbing supplies and warehouse retail.

2. 02

   Lower parking ratio: Table 3-34 in Section 9-3.535 sets furniture and appliance establishments at 1 space per 500 sq ft of gross floor area (storage and loading areas excluded, minimum 5 spaces), against 1 per 250 sq ft for general retail in shopping centers. A 10,000 sq ft showroom needs about 20 spaces instead of 40. Building materials and equipment sales run 1 per 800 sq ft plus 1 per 10,000 sq ft of outdoor sales area.

3. 03

   EV and auto showrooms: Table 3-6 lists 'Vehicle sales, rental, and leasing uses' (automobiles, trucks, RVs, boats and personal watercraft) as permitted in CM, conditional in IP and not allowed in A, and Table 3-4 does not list vehicle sales in any commercial district. 'Office uses (general)' in Table 3-4 does include vehicle leasing and/or rental, so a brand gallery with no inventory in a retail center should get a written use determination before signing. Vehicle sales park at 1 per 500 sq ft of gross floor area.

4. 04

   Outdoor display: Section 9-3.549(c) prohibits outside display of merchandise except where the code allows it, and Table 3-4 allows 'Storage and display (outside)' only as an accessory use in TC, TCE, NC and GC. Permitted display areas must meet setbacks, count toward gross floor area for parking (except vehicle sales and rentals), and be designated and approved during development review.

5. 05

   Loading: Section 9-3.535(f)(2)(B) requires an off-street loading space on the same building site for uses such as auto dealerships, goods display centers, department stores, markets and warehouses, separate from required parking. Ask Planning whether a furniture or appliance showroom counts as a goods display center before you choose a suite without a dock or rear access.

6. 06

   Signs and events for dealerships: the sign table in Section 9-3.543 allows an auto dealership monument sign up to 25 feet tall and 60 sq ft, where GC and NC monument signs are limited to 6 feet. Section 9-3.547 caps special activity permits at 32 days a year for most businesses but allows dealerships 90 days plus the month of March, which matters for tent sales and events.