Tustin / Central Orange County
The Tustin side of The Market Place is the city's boutique fitness row: Orangetheory, CorePower Yoga, BODYROK, STRIDE, StretchLab and Big Blue Swim School all have El Camino Real addresses there, which tells a new studio both that Irvine Company leases to the category and that competition is close. The District at Tustin Legacy has Planet Fitness for a big-box draw, and Club Pilates chose the Village at Tustin Legacy on Kensington Park Drive. F45's First Street studio shows the older corridors work for class-based concepts too. The code draws a sharp line between an instructional studio, which is permitted by right, and a gym or health club, which needs a conditional use permit, so get Planning's classification before you pick a site.
Population
78,981
Median HHI
$112,503
Median age
37.5
Homeownership
48.8%
Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.
Primary retail corridors
Jamboree Road · Barranca Parkway · Newport Avenue · Red Hill Avenue · El Camino Real · Irvine Boulevard
Specific shopping centers in Tustin that already carry credible co-tenancy for this use. Listed in approximate order of fit.
2201–2895 Park Avenue
Anchors / key tenants: Whole Foods Market, Costco, Target, Lowe's
Size: 1,000,000 SF
Vestar's million-SF lifestyle center at Barranca/Jamboree — pulls from Tustin, Irvine, and the OC Great Park edge. Recent leasing: Jini Mini, Café 86, Activate Games, and Le Macaron. The mix also includes Nothing Bundt Cakes and Pinot's Palette.
El Camino Real, Tustin, at I-5 and Jamboree Road
Anchors / key tenants: Target, The Home Depot, Nordstrom Rack, REI
Size: 1,406,215 SF
Irvine Company's open-air regional center at I-5 and Jamboree Road, once called Tustin Market Place. It straddles Tustin and Irvine: El Camino Real addresses are in Tustin and Jamboree Road addresses are in Irvine, so confirm which city's code applies to a suite.
Existing operators are the most honest comp for whether a use can support Tustin rents. These are publicly visible fitness space businesses currently trading in the market.
Planet Fitness (The District at Tustin Legacy)
The District at Tustin Legacy, Park Avenue, Tustin, CA 92782
Listed on The District's own store directory. Planet Fitness's own site returned HTTP 403, so the suite address was not confirmed.
Orangetheory Fitness (The Market Place)
2865 El Camino Real, Tustin, CA 92782
Per Irvine Company's store page, on the Tustin side of The Market Place.
CorePower Yoga (The Market Place)
2872 El Camino Real, Tustin, CA 92782
Per Irvine Company's store page, a few address numbers from Orangetheory on El Camino Real.
BODYROK, STRIDE Fitness, StretchLab and Big Blue Swim School (The Market Place)
2779 El Camino Real, Tustin, CA 92782
Irvine Company's store pages put BODYROK at 2779, STRIDE Fitness at 2745, StretchLab at 2911 and Big Blue Swim School at 2902 El Camino Real, all Tustin. With Orangetheory and CorePower that is six fitness and instruction tenants on one stretch of El Camino Real. The center's 24 Hour Fitness has an Irvine address (13692 Jamboree Road).
Club Pilates Tustin
15080 Kensington Park Drive, Suite G 310, Tustin, CA 92782
Club Pilates' own page describes the studio as located in the Village at Tustin Legacy center.
F45 Tustin
139 W. First Street, Tustin, CA 92780
Listed on F45's own studio list and studio page, on First Street in the older part of the city rather than a lifestyle center.
01
Classification decides the permit: Tustin City Code Section 9232(a)(2)(h) permits instructional studios by right in C1, and the code defines them as one-on-one or small group instruction in a skill, naming sports and recreation such as cheerleading, gymnastics and martial arts, and arts such as music and dance (definition added by Ord. No. 1536, 4-16-24). Gymnasiums and health clubs need a conditional use permit in C1 (Section 9232(b)(16)), and Sections 9233(b)(1) and 9235(c)(1) carry that into C2 and CG. Ask for a written determination on whether your class format counts as a studio.
02
Parking follows the same line: Section 9263 Table 1 parks health and fitness clubs at 1 space per 150 sq ft of gross floor area including any pool, but parks studios for dance, art, martial arts and one-on-one personal fitness at 1 space per instructor plus 1 per 3 students present at one time. A 4,000 sq ft club needs about 27 stalls; the same room run as a studio with 2 coaches and 30 students needs 12.
03
Center parking: inside a Large Retail Center (30,000 sq ft or more) Table 1 sets 4.5 spaces per 1,000 sq ft for the whole center, while a Small Retail Center (under 30,000 sq ft) adds up each use's own ratio. A health club in a small Newport Avenue or First Street strip center will be tested at 1 per 150 sq ft against the stalls actually available, so check peak-hour overlap with neighbors.
04
Indoor operation: Section 9271(ff) requires uses to operate inside a completely enclosed building unless specifically permitted and screened, so outdoor training in the parking lot or on a patio needs its own approval. Arcades and private recreational facilities with more than five video or vending machines, and party facilities including birthday party businesses, are conditional uses in C2 (Section 9233(b)(2) and (b)(12)), which matters for kids' gyms that host birthday parties.
05
Specific plans: The Market Place frontage, The District and the Village at Tustin Legacy may be governed by specific plans rather than the C1 and CG rules (the City lists nine, including East Tustin and Tustin Legacy), so ask which document applies to the suite and whether it lists health clubs.
06
Lease timing: build the CUP hearing into the lease for any user that Planning classifies as a health club, and confirm with the landlord that the center's recorded parking count can absorb the 1 per 150 sq ft ratio before you sign.
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.