Fitness Space in Yorba Linda

What to diligence before LOI

1. 01

   CUP at any size (Table 18.12-1, Section 18.12.050): an athletic/health club of 10,000 sq ft or less needs a CUP in C-O, C-N and C-G; over 10,000 sq ft it needs a CUP in C-O and C-G and is prohibited in C-N. 'Commercial recreation' and 'Recreational facility, private' are also CUP uses in all three zones. Chapter 18.04 defines an athletic club as fitness centers, gymnasiums and health clubs (including sauna, spa and hot tub facilities) plus indoor tennis, handball, racquetball and other indoor sports, so a boutique studio should ask Planning in writing whether it is an athletic club or a by-right 'Retail/service business'.

2. 02

   Parking (Table 18.22-1): a club of 10,000 sq ft or less needs 1 space for every 3 persons at the maximum capacity of all facilities that can be used at once, as set by the Community Development Director, so bring a class-size and equipment count to the first meeting. Over 10,000 sq ft the rate is 1 per 150 sq ft, so a 30,000 sq ft club needs 200 spaces against 150 for general retail at 1 per 200. Inside a shopping center over 25,000 sq ft, mixed uses park at 5 per 1,000 sq ft (Section 18.22.030.A.5), and a change of occupancy adds only the increase, or nothing if it is under 10 percent (18.22.020.C).

3. 03

   Hearing and conditions: the Planning Commission must find the use will not be detrimental to the area (Section 18.36.235) and can set hours and methods of operation and nuisance controls (18.36.240.D.7 and D.8). Business noise must meet Municipal Code Chapter 8.32 (Section 18.12.080.C), and a site that abuts a residential zone needs a 50-foot building setback and a six-foot masonry wall with 15 feet of landscaping (Sections 18.12.070.A and 18.12.080.B.1). Early classes, like Club Pilates' 6 a.m. weekday start, are worth raising up front.

4. 04

   Second-generation gym boxes: a CUP runs with the land (Section 18.36.280) but the Planning Commission can terminate it once the use has been inoperative for six consecutive months (18.36.270.A.1), and minor changes can be approved by the Community Development Director if they do not affect the findings (18.36.265). Ask the landlord when the last gym closed and whether its CUP was kept alive before counting on it.

5. 05

   Courts: outdoor recreational courts with fencing over six feet or lighting need a CUP that the Zoning Administrator decides (Sections 18.20.200 and 18.38.050.E), and 'Recreational court' is a CUP use in C-O, C-N and C-G. Indoor courts look like 'other indoor sports activities' under the athletic club definition, so a pickleball, padel or tennis concept should confirm which track applies before a site plan is drawn.

6. 06

   Filing and governing document: the city's CUP instructions (last modified July 24, 2023) ask for a letter on hours and employee count, a 300-foot owner list and radius map, mailing labels for every tenant in the center, 20 plan sets and a $4,293 commercial deposit at $295 an hour. Confirm first whether the parcel is inside the Yorba Linda Town Center Specific Plan or the PD-17 Savi Ranch zone (Industrial Research and Development, Office Commercial, Support Commercial and Commercial Retail sub-areas), since either may carry its own use list.