TO: PLANNING COMMISSION
FROM: BRAD JOHNSON, COMMUNITY DEVELOPMENT DIRECTOR
DATE: JULY 15, 2025
SUBJECT:
Title
CONDITIONAL USE PERMIT FILE #25-C04, REVIEW OF PROPOSED PILATES STUDIO IN THE CLAREMONT PACKING HOUSE LOCATED AT 532 WEST FIRST STREET, UNIT #212 - APPLICANT - JUDY CANTRE
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SUMMARY
The applicant, Judy Cantre, is requesting approval of a Conditional Use Permit (CUP) for the use of a Pilates Studio in the existing 1,096-square-foot tenant space in the commercial mixed-use zone located at 532 West First Street, Unit #212 in the Village Expansion Specific Plan (VESP) - Specific Plan 8 district. The proposal includes the installation of a mirrored wall and five Pilates reformers with no exterior changes.
The Pilates studio will offer small group, appointment-based classes as well as private sessions. It provides contemporary and athletic Pilates for clients of all ages and fitness levels. The studio will operate Monday through Friday from 6:30 AM to 7:30 PM, and Saturday and Sunday from 8:00 AM to 1:00 PM. Each day, the studio will run three to six classes, maintaining a low client volume with four to five participants per group class. All sessions are pre-booked and staggered to ensure a predictable and manageable flow of clients.
The Claremont Packing House was first constructed in 1922 and later restored in 2007. The building is listed on the City’s Register of Structures of Historic and Architectural Merit (Register) and stands as a preserved landmark of Claremont’s agricultural past.
Staff believes that the proposed use is appropriate at this location, and there is adequate parking to accommodate the use. Second-story instructional/gymnastic class uses in the SP8 district require that a CUP be approved by the Planning Commission pursuant to the satisfaction of the required findings set forth in Section 16.303.040 of the City’s Municipal Code, as identified in the draft resolution (Attachment A).
RECOMMENDATION
Recommended Action
Staff recommends the Planning Commission:
A. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CLAREMONT, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT (FILE #25-C04), TO ESTABLISH A PILATES STUDIO LOCATED AT 532 WEST FIRST STREET - APPLICANT - JUDY CANTRE; and
B. Find this item is exempt from environmental review under the California Environmental Quality Act (CEQA).
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ALTERNATIVES TO RECOMMENDATION
In addition to the recommendation, there are the following alternatives:
A. Continue the item for additional information.
B. Approve the project with additional or revised Conditions of Approval.
C. Express an intent to deny CUP #25-C04 in its entirety, specifically identifying the findings of Section 16.303.040 of the CMC that cannot be met, and continue the item to September 2, 2025, for adoption of a denial resolution.
FINANCIAL REVIEW
Costs associated with the review of this application have been borne by the applicant.
ANALYSIS
Background
The subject property has a General Plan designation of Claremont Village, and zoning designation of Village Expansion Specific Plan (VESP) - Specific Plan 8. The VESP zoning district is generally bounded on the north by Bonita Avenue, on the east by the alley immediately east of Indian Hill Boulevard, on the south by the Metrolink Railway right-of-way, and on the west by the Berkeley Avenue right-of-way. More specifically, the VESP identifies the project site to be located within Zone 1 - Commercial Mixed Use (CMX) of the VESP area. The adjacent surrounding tenant spaces in each direction are also within the CMX zone.
The Claremont Municipal Code (CMC) requires that the land use designation must abide by the specific plan adopted for that area, pursuant to CMC Section 16.081.010. Second story instructional/gymnastic classes must obtain approval of a CUP to be permitted in the VESP, specifically the CMX zone, pursuant to the Claremont Village Expansion Area Specific Plan Land Use Table (Attachment C).
Project Description
The proposed project seeks to change the use of the existing 1,096 square foot tenant space in the professional mixed-use building located at 532 West First Street in the VESP zoning district. This proposal does not include any exterior tenant improvement changes or any requests to expand the tenant space. The interior changes include the installation of a mirrored wall. The Pilates classes will operate out of the property as it currently exists. The lofted portion of the unit will be used for additional storage.
This proposed facility, operated by Judy Cantre, will provide small group and private classes to welcome and support clients to build strength and prevent injuries. The classes are intended for people of all ages and fitness levels. The noise impact of the classes will be kept at a minimum as the studio’s operation will be calm, focused, and mindful. There will be no amplified music, loud group instruction, or high-impact activity. All classes take place indoors and sound will be kept to a conversational level.
Daily activities offered by the studio will include small group and private classes. Sessions will be 50-60 minutes long and are prebooked to avoid overlapping visitors. In addition, grip socks from other vendors will be sold within the tenant space but no other retail component or other activities beyond Pilates instruction will occur.
The Pilates Studio will operate Monday through Friday from 6:30 AM to 7:30 PM, and Saturday and Sunday from 8:00 AM to 1:00 PM. Each day, the studio will run three to six classes, maintaining a low client volume with four to five participants per group class. The studio plans to operate with a total daily client capacity of fifteen to thirty participants, with a maximum of six people in the studio at any given time. All sessions are pre-booked and staggered to ensure a predictable and manageable flow of clients.
Ultimately, the purpose of this request is to allow Judy Cantre to operate a Pilates Studio at 532 West First Street. The proposed project meets all the required findings as set forth in Section 3 of the draft resolution (Attachment A). The project plans are included as Attachment B.
Parking
Pursuant to Government Code Section 65863.2(a), a “public agency shall not impose or enforce any minimum automobile parking requirement on a residential, commercial, or other development project if the project is located within one-half mile of public transit.” 532 West First Street is located 0.4 miles from the Claremont Depot with bus and train services. For this reason, minimum parking requirements cannot be enforced as a requirement for the proposed change of use. The low client volume and predictable scheduling will only require a small amount of spaces at any given time which will be satisfied within the existing parking availability at the Packing House. It is expected that many clients will arrive by foot or bike, given the Packing House’s walkable location and proximity to the Claremont Colleges and Village.
Basis for Recommendation
Second story instructional/gymnastic class uses in the CMX zone of the VESP district require a CUP approved by the Planning Commission pursuant to the satisfaction of the required findings set forth in Section 16.303.040 of the City’s Municipal Code, as identified in the draft resolution (Attachment A). Staff finds that the proposal satisfies all the required findings for the reasons stated in the draft approval resolution. As such, staff recommends that the Planning Commission approve the proposed use.
CEQA REVIEW
The proposed CUP has been determined to be categorically exempt from the provisions of the California Environmental Quality act (CEQA) pursuant to Section 15301 - Existing Facilities (Class 1). Class 1 exemptions are applied to projects that consist of the operation and leasing of existing facilities involving negligible or no expansion of an existing or former use. The project involves the operation, permitting, and leasing of a use that is consistent with the zoning designation, general plan land use district, and uses within other tenant spaces of the same building and complex, and does not propose any expansion of the existing tenant space proposed for use, and will not require additional site improvements to accommodate the business operations proposed. Therefore, the project is consistent with the Class 1 exemption under the CEQA Guidelines and requires no further environmental review.
PUBLIC NOTICE PROCESS
The agenda and staff report for this item have been posted on the City website and distributed to interested parties. If you desire a paper copy, please contact Nhi Atienza at natienza@claremontca.gov.
As a courtesy, notice of this meeting was mailed to properties adjacent to the subject property and within a 300-foot mile radius on July 2, 2025. A copy of this report has been sent to the applicant and two physical postings have been placed at the subject property.
Submitted by: Prepared by:
Brad Johnson Talia Markison
Community Development Director Planning Intern
Attachments:
A - Draft Resolution
B - Plan Set
C - Land Use Table (Claremont Village Expansion Area Specific Plan)