Fitness Space in Newport Beach

What to diligence before LOI

1. 01

   The 2,000 sq ft line: current Zoning Code Tables 2-4 and 2-5 permit a Small Health/Fitness Facility (2,000 sq ft or less) by right in every commercial district (CC, CG, CM, CN, CV) and office district (OA, OG, OM, OR), and require a minor use permit for a Large one (over 2,000 sq ft). The Zoning Administrator holds a public hearing on a minor use permit before deciding (Section 20.52.020(E)(2) of the adopted code). A studio designed at 2,100 sq ft takes on a hearing that 1,950 sq ft would not.

2. 02

   Which definition fits: Chapter 20.70 describes a small health/fitness club as an indoor space using minimal muscle-building equipment, with Pilates, personal training and yoga as examples, and a large one as a full-service gym that can include courts, locker rooms, saunas, pools and weight rooms. A Studio (art, dance, martial arts, gymnastics) is limited to one instructional space and is permitted in CC, CG, CN and CV but not CM. Larger instructional uses fall under Schools, Public and Private, which needs a conditional use permit and is not allowed in CC.

3. 03

   Parking: Table 3-10 (Section 20.40.040) sets small fitness facilities at 1 space per 250 sq ft, large ones at 1 per 200, and studios at 1 per 250. Retail is also 1 per 250, so a small studio replacing a shop needs no extra spaces on paper. Class turnover can still overload a lot at peak, and a center of 100,000 sq ft or less can use the 1-per-200 shopping center rate only while restaurants stay at 15 percent of floor area or less (Section 20.40.050).

4. 04

   Commercial recreation is different: Commercial Recreation and Entertainment, which Chapter 20.70 illustrates with uses such as bowling, billiards, tennis and racquetball courts, needs a conditional use permit in all five commercial districts and is allowed in the office districts only in OR, with a CUP. Climbing gyms, indoor courts or golf simulators should get Planning's read on the category first.

5. 05

   Center and district: Fashion Island and the Irvine Company neighborhood centers may fall under Planned Community texts with their own use lists instead of Tables 2-4 and 2-5, and the landlord's own tenant mix rules apply on top. Confirm the district for the address and ask about any existing fitness exclusives before an LOI.