Fitness Studio AION Training (ENV-2026-573-CE)
Summary
SCH Number
2026060442
Public Agency
City of Los Angeles
Document Title
Fitness Studio AION Training (ENV-2026-573-CE)
Document Type
NOE - Notice of Exemption
Received
Posted
6/10/2026
Document Description
The subject site is located at 2777 West Broadway (2775 and 2779 West Broadway, and 5308 North El Verano Avenue) on the north side of West Broadway between North El Verano Avenue and Sumner Avenue. The site is located within the Northeast Los Angeles Community Plan area and Subarea I of the Colorado Boulevard Specific Plan. According to ZIMAS, the parcel/lot area for the site at 2777 West Broadway encompasses 5,473 square feet. The proposed project is a change of use from Retail to Fitness Studio, for use as a fitness center (AION Training) within an existing multi-tenant commercial building. The tenant space is approximately 1,385 square feet and no changes are proposed to the floor area. The project includes a new non-illuminated channel letter wall sign, measuring 20.5 square feet. The multi-tenant commercial building has a total of 14 parking spaces, and the Applicant is utilizing California Government Code Section 65863.2 (AB 2097) allowing for zero additional parking spaces.
The site is located within the Northeast Los Angeles Community Plan, and is zoned [Q]C4-2D with a General Plan Land Use Designation of Community Commercial. Properties to the north are
zoned R1-1 with residential uses, and properties to the south, west and east are zoned [Q]C4-2D and improved with commercial uses. The site is separated from the residential uses by an alley to the north. The neighborhood properties are generally improved with one-story residential buildings and one- and two-story commercial buildings with community commercial uses such as the Eagle Rock Plaza shopping mall, and neighborhood commercial uses such as retail, office, and restaurant. The site is located in the western portion of the Colorado Boulevard Specific Plan in Subarea I, which allows for a by-right Floor Area Ratio (FAR) of 1.0 to 1. There is no increase in floor area proposed; therefore, the proposed project will not exceed the maximum allowed FAR of 1.0 to 1.0.
Contact Information
Name
Debbie Lawrence
Agency Name
City of Los Angeles, City Planning Department
Job Title
City Planning Associate
Contact Types
Lead/Public Agency
Phone
Name
Charles Schram
Agency Name
Ròhme Architects
Job Title
Representative
Contact Types
Parties Undertaking Project
Phone
Name
Adam Tishcer
Agency Name
Ròhme Architects
Job Title
Applicant
Contact Types
Project Applicant
Phone
Location
Cities
Los Angeles
Counties
Los Angeles
Regions
Southern California
Cross Streets
Broadway & El Verano Ave
Other Location Info
2777 West Broadway (2775 and 2779 West Broadway, 5308 North El Verano Avenue
Other Information
NAME OF APPLICANT / OWNER: Marcus McDuffie, AION Training/ Urban Acres, LLC
Notice of Exemption
Exempt Status
Categorical Exemption
Type, Section or Code
Section 15311 / Class 11
Reasons for Exemption
The project is exempt because of Categorical Exemption Class 11 (Accessory Structures). Class 11 consists of construction, or replacement of minor structures accessory (appurtenant) to existing commercial, industrial, or institutional facilities, including but not limited to on-premise signs. As this involves the conversion of one use to another without exterior modifications, and involves a new sign, the Class 11 exemption is applicable. The project is a change of use from Retail to Fitness Studio within an existing commercial building. No new floor area is proposed. Fitness Studio use is allowed by the subject site’s zoning. None of the exceptions to the Categorical Exemption Under CEQA Guidelines Section 15300.2 applies to the proposed project. (a) Location: The project is not located within a hillside area or within the Santa Monica Mountains Zone, the subject site does not contain an officially mapped environmental resource of hazardous or critical concern. The site is identified as having low potential for biological resources and mountain lions; (b) Cumulative Impact: The project will not result in significant cumulative impacts from successive projects of the same type in the same place; (c) Significant Effect: The project will not have a significant effect on the environment due to unusual circumstances. Most adjacent lots are developed with commercial buildings or residential uses, and the subject site is of similar size and slope to nearby properties. The project site is located in a typical urbanized area of the Northeast Los Angeles Community Plan, and the project would be consistent with the designated zoning and would adhere to all requirements of the LAMC, with the approval of the SPPC/DRB Director Determination. The project is not unusual for the vicinity of the site and is similar in scope to other existing commercial uses in the area. Furthermore, there is not a reasonable possibility that the project would have a significant effect on the environment due to unusual circumstances. The subject site is in a Very High Fire Hazard Severity Zone (VHFHSZ) and a Special Grading Area. This does not support an unusual circumstance as the City has thousands of similar developments of the same size and scale in VHFHSZ. Additionally, the existing regulatory compliance measures will ensure there is no potential for an impact. Such areas are subject to existing emergency plans and regulations that govern development in fire hazards areas. The project will not increase the existing floor area of the commercial building. (d) Scenic Highways: The project is not in the vicinity of a state scenic highway and will not damage scenic resources in a state scenic highway; (e) Hazardous Waste Sites: The project site is not on a list compiled pursuant to Government Code Section 65962.5 related to hazardous waste sites. According to Envirostor, the State of California’s database of Hazardous Waste Sites, the subject site is not identified as a hazardous waste site. (f) Historical Resources: Per ZIMAS, SurveyLA, and/or Historic Places LA, the project site is not identified as a historical resource.
County Clerk
Los Angeles
Attachments
Notice of Exemption
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