Beauty and Wellness Space in Aliso Viejo

What to diligence before LOI

1. 01

   Massage needs two approvals. AVMC Table 15.18.020 makes massage establishments and day spas a conditional use in all six nonresidential districts, limited to CAMTC-certified therapists, and AVMC 4.14.080.B says the city massage establishment license is not valid until that CUP is obtained. Under Table 15.70.030 the CUP goes to the City Council at a public hearing, so build a Council date into the lease contingency period.

2. 02

   Massage buildout rules in AVMC 4.14.110: no locks on treatment room doors unless no staff member is available to assure security (K), partitions no taller than 75% of the floor-to-ceiling height in rooms without direct ventilation (D), no curtains, blinds or tint blocking the view into the reception area from the street or parking lot (AA), at least one toilet and wash basin (B), 10 foot-candles of light in each massage room (DD), and no operation between 9:00 p.m. and 7:00 a.m. unless the CUP allows it (U).

3. 03

   Wellness and medical crossovers: under AVMC 4.14.030.A.1.f, a licensed health care practice that devotes more than 15% of its floor area or gross receipts to massage needs a massage establishment license and a CUP. Plan the floor plan of a chiropractic, physical therapy or med spa concept with that threshold in mind.

4. 04

   Parking under Table 15.38.040 runs heavier than retail: beauty, nail and tanning salons are 1 space per 150 sq ft, massage and day spas 1 per 200, barber shops and tattoo parlors 1 per 220, against 1 per 250 for general retail under 80,000 sq ft (and 1 per 220 for shopping centers). Ask Planning which rate it will apply to your suite, and ask the landlord for the center's parking count before you sign.

5. 05

   Center-specific rules at The Commons: SP-2, The Commons Specific Plan, Table IV-1 lists personal services as permitted but day spas and nail salons as a Minor CUP from the Planning Director, and above the ground floor they need a full CUP (note 6). Tattoo parlors citywide are a CUP in the CC district only and not permitted in CT, CN, PO or business parks (Table 15.18.020).

6. 06

   State licensing: the Board of Barbering and Cosmetology establishment license is tied to the exact address, including the suite number, so moving suites means a new license. The application carries a $50 fee ($40 renewal), and the owner certifies the shop will meet the Barbering and Cosmetology Act and regulations before opening, including toilets, hot and cold running water, hand washing and potable drinking water. CAMTC certification is voluntary under state law and CAMTC does not regulate establishments, but Aliso Viejo requires every therapist in an establishment to be CAMTC certified (AVMC 4.14.080.E and 4.14.110.W).