Laguna Hills / South Orange County
Inside Laguna Hills we could confirm only one fitness tenant, Coeur Pilates at Oakbrook Village. The chains sit just outside the city: LA Fitness at 24491 Alicia Parkway in Mission Viejo, Orangetheory at 26012 Marguerite Parkway in Mission Viejo, and 24 Hour Fitness, F45, Club Pilates, YogaSix, CorePower, StretchLab and Solidcore list studios in Laguna Niguel, Mission Viejo or Aliso Viejo but none in Laguna Hills. For space, Oakbrook Village lists a 10,018 SF suite in Building E and 7,500 SF in Building F that could fit a gym, and 1,409 to 2,400 SF suites for a boutique studio, but its stated parking ratio of 5.03 per 1,000 SF is about half what the code asks of a health club. The former Laguna Hills Mall next door is being replanned with shops buildings of 2,500 to 11,100 SF.
Population
30,740
Median HHI
$128,851
Median age
41.7
Homeownership
70%
Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.
Primary retail corridors
Alicia Parkway · El Toro Road · La Paz Road · Paseo de Valencia · Moulton Parkway
Specific shopping centers in Laguna Hills that already carry credible co-tenancy for this use. Listed in approximate order of fit.
24231–24321 Avenida De La Carlota
Anchors / key tenants: Trader Joe's, REI Co-op, Road Runner Sports, See's Candies
Size: 130,000 SF
20-acre, roughly 130,000 SF center owned by Fritz Duda Company and anchored by Trader Joe's and REI Co-op. A 2015 redevelopment phase added apartments and more retail. Available suites are small-shop sized rather than large-format boxes.
24721–24781 Alicia Parkway
Anchors / key tenants: Marshalls, Dollar Tree
Power-center pocket at Alicia/I-5 with the strongest national co-tenancy in Laguna Hills. The center had an Amazon Fresh, and Amazon announced in January 2026 that it would close all of its Amazon Fresh stores, so confirm what now occupies that box. New food tenants include Mendocino Farms, Dave's Hot Chicken, Five Guys, and Dutch Bros. The premium destination for fast-casual and beauty/wellness in the city.
Existing operators are the most honest comp for whether a use can support Laguna Hills rents. These are publicly visible fitness space businesses currently trading in the market.
Coeur Pilates
Oakbrook Village, 24231 to 24321 Avenida De La Carlota, Laguna Hills, CA 92653
Named as a featured tenant on owner Fritz Duda Company's Oakbrook Village page, alongside Trader Joe's, REI Co-op and Road Runner Sports. No suite number is given, and the studio's own site did not load for us.
LA Fitness (Mission Viejo, Alicia Parkway)
24491 Alicia Parkway, Mission Viejo, CA 92691
Listed on LA Fitness's California club list with a Mission Viejo address. LA Fitness lists no Laguna Hills club, so the big-box gym at the Alicia Parkway and I-5 node sits across the city line. Included for trade-area context only.
01
Use class first: 'Health club' is defined as a place with facilities for aerobic exercise, running, exercise equipment, game courts, swimming, saunas, showers, massage rooms and lockers, and needs a site development permit in CC (Table 9-28.020), FC (9-26.020), NMU (9-29.020) and MXU (9-30.020). A yoga, dance or martial arts studio may instead be a 'School, commercial' (instruction in any branch of knowledge or art form for commercial purposes), which needs a conditional use permit in all four districts. 'Commercial recreation' is also a CUP. Ask for the Community Development Director's written determination under 9-10.050 before you sign.
02
Oakbrook Village and the former mall fall under the Urban Village Specific Plan (Village Commercial district, 9-24.010). The amended plan posted for the July 2026 hearing lists 'Health Club' as a CUP and 'Commercial Recreation' as permitted in its Table 1, the reverse of the permit weight in the CC district, so check which table governs your parcel.
03
Permit path by size: under 9-92.080.G the Community Development Director approves site development permits by letter for nonresidential projects of 20,000 sq ft or less; larger projects, and every CUP, go to the Planning Agency with notice to owners within 300 feet (Table 9-92.030). The city's handout estimates about 30 days for administrative cases and 60 to 90 days for Planning Agency cases after a complete application.
04
Parking is the usual deal breaker. Table 9-44.A parks gyms, spas and health clubs at 1 stall per 100 sq ft of gross floor area (10 per 1,000), twice the general retail rate of 1 per 200, so a 7,500 sq ft gym needs 75 stalls. Trade and adult schools park at 1 per 1.5 students and staff or 1 per 35 sq ft. Sharing a center's lot at off-peak hours takes a joint use parking plan signed by the owners and tenants and a parking use permit from the Planning Agency (9-44.070).
05
Noise and neighbors: Section 9-40.190 says no loudspeaker, bells, buzzers, mechanical equipment or other sound tied to a use may be discernible beyond the parcel boundary, and sets 65 dBA exterior and 45 dBA interior limits in residential areas. In the Urban Village mixed-use areas, the plan requires that no use produce vibrations perceptible at the property line or inside homes on the site, that non-residential hours be limited where needed to protect residents, and that uses next to homes not load or unload between 8 p.m. and 7 a.m. Oakbrook Village sits beside the 289-unit Reata apartments, so plan for sound and impact isolation.
06
Recovery rooms and city sign-off: the health club definition includes massage rooms, and Laguna Hills requires every massage establishment to hold a city operator's permit under Chapter 4-28 (Ordinance 2016-5) with all therapists CAMTC certified, so a spa or massage add-on needs its own permit. Every tenant also needs a Certificate of Use and Occupancy ($250.10 without construction), since the city issues no business license.
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.