Mission Viejo / South Orange County
Big-box gyms in Mission Viejo sit on Alicia Parkway (LA Fitness at Alicia Towne Plaza) and Los Alisos Boulevard (24 Hour Fitness at Oaktree Village). Boutique brands follow the grocery centers: Orangetheory and StretchLab next to Pavilions in Mission Viejo Marketplace, F45 by Sprouts in Trabuco Hills, and CorePower and a cluster of Pilates and strength studios on south Marguerite Parkway. Gateway Center on Alicia is the small-studio node, with the City's inventory listing StepX Fitness, Sweat House, Coeur Pilates, a personal training studio and two dance studios. Plaza del Lago mixes Fitness 19 with Barrewell and a trainer, and Club Pilates chose business park space on Jeronimo Road.
Population
92,151
Median HHI
$136,123
Median age
45.5
Homeownership
76.9%
Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.
Primary retail corridors
Marguerite Parkway · Alicia Parkway · Oso Parkway · La Paz Road · Santa Margarita Parkway · Crown Valley Parkway
Specific shopping centers in Mission Viejo that already carry credible co-tenancy for this use. Listed in approximate order of fit.
26032 Marguerite Parkway
Anchors / key tenants: Pavilions, OrangeTheory, Stretch Lab, Denault's Ace Hardware, Brightcare Veterinary
Pavilions-anchored center at the Marguerite/Oso intersection, reported as the #1 Pavilions in OC. Affluent trade area ($200k+ HHI). Health, fitness, and pet services already validated in the mix.
27722–27802 Vista del Lago
Anchors / key tenants: Domenico's Italian, Hacienda on the Lake, Yama Sushi & Grill, Fitness 19, Cosmo Nail Bar
Size: 97,699 SF
Lifestyle center on a bluff above Lake Mission Viejo. Restaurant-heavy with beauty (Cosmo Nail Bar) and family services (Children's Courtyard) in the mix. Destination dining tilt rather than convenience.
24000 Alicia Parkway
Anchors / key tenants: Starbucks, Chase, Baja Fresh
Sold for $51M in January 2026 per DJM's sale release; mix includes Secrets Hair & Nails, a barber, Subway, Mission Tennis, Aloha BBQ. The urgent care the release named (Saddleback Family & Urgent Care) closed in August 2023. Reads as a daily-needs and service center on Alicia near Saddleback College.
Existing operators are the most honest comp for whether a use can support Mission Viejo rents. These are publicly visible fitness space businesses currently trading in the market.
LA Fitness
24491 Alicia Parkway, Mission Viejo, CA
Full-size club on LA Fitness's own club page. The City's tenant inventory places it in Alicia Towne Plaza, next to Five Guys, Denny's and Del Taco.
24 Hour Fitness, Mission Viejo Sport
23166 Los Alisos Boulevard, Suite 140, Mission Viejo, CA
Confirmed on 24 Hour Fitness's own gym page. The City's inventory lists it in Oaktree Village, with a Kid's Club in Suite 132.
Orangetheory Fitness
26012 Marguerite Parkway, Suite P, Mission Viejo, CA 92692
On Orangetheory's own studio page. This is the Mission Viejo Marketplace address range, the Pavilions center.
StretchLab Mission Viejo
26012 Marguerite Parkway, Suite E, Mission Viejo, CA 92692
Assisted-stretch studio on StretchLab's own location page, in the same Mission Viejo Marketplace building as Orangetheory.
Fitness 19
27742 Vista Del Lago, Mission Viejo, CA
Gym confirmed on Fitness 19's own center page. The address falls in Plaza del Lago's range, and the City's inventory lists it there as Suite J4, near Barrewell Fitness Studio and OC Fitness Coach.
CorePower Yoga Mission Viejo
28892 Marguerite Parkway, Suite 100, Mission Viejo, CA 92692
On CorePower's own studio page. The City's inventory calls the center Marguerite Plaza, with GolfTec, Grit Strength and SLO Lagree in the same building.
Club Pilates Mission Viejo
25800 Jeronimo Road, Suite 404, Mission Viejo, CA 92691
Reformer Pilates studio on Club Pilates' own location page. The City's inventory places it in Jeronimo Business Park.
F45 Training North Mission Viejo
27835 Santa Margarita Parkway, Mission Viejo, CA
On F45's own studio page. The City's inventory lists it as Suite B in Trabuco Hills Shopping Center, the Sprouts and Petco center.
01
Zone first: Municipal Code Section 9.11.015 lists Health/athletic clubs as prohibited (X) in the CN and CH zones and conditional (C) in CC, CR and OP. A neighborhood-zoned center cannot take a gym at all, and everywhere else a gym needs a conditional use permit reviewed by the Design Review Committee and heard by the Planning Commission (Sections 9.48.015 and 9.48.020). The code does not scale this by square footage, so a 1,500 sq ft studio faces the same path as a 30,000 sq ft club if Planning calls it a health club.
02
Classification decides parking: Section 9.25.020 sets health clubs at 1 space per 150 sq ft of gross floor area, while an art/dance studio is 1 space per employee plus 1 per 2 students. A 3,000 sq ft space needs 20 spaces as a health club, or 12 as a dance-style studio with 2 instructors and 20 students per class. Ask Planning in writing which category your yoga, barre, Pilates or martial arts format falls under before you sign.
03
Change of use in an existing suite: under Section 9.25.015(c), a change of use that raises the parking requirement has to add spaces, and retail is only 1 per 200 sq ft. Centers with restaurant and gym mixes, such as Plaza del Lago, should show their parking count against the 1-per-150 ratio. Shared parking under Section 9.25.030(n) needs a shared parking analysis and recorded agreements.
04
Sound: Section 9.22.025 limits noise reaching residential property to 55 dB(A) from 7 a.m. to 10 p.m. and 50 dB(A) at night, and nonresidential property to 65 dB(A), with each limit 5 dB(A) lower when the noise is music or impact noise. Amplified class music and dropped weights fall in that category, so budget for sound isolation in suites that back up to homes.
05
Build-out and opening: enlarging the space or adding exterior changes can trigger a planned development permit (Section 9.47.015(b) and (c)), and Chapter 9.41 requires a certificate of occupancy for a change of use, filed at least 30 days before opening. Put the CUP, the certificate and any shower or restroom plumbing work into the rent commencement terms.
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.