Beauty and Wellness Space in Brea

What to diligence before LOI

1. 01

   Use class: Brea's 20.00.070 puts beauty salons, barbers, nail salons, spas, permanent makeup and tanning in Personal services, general, which Table 20.11.020.A permits by right in C-N, C-C, C-G and C-M. In the C-P office zone it is allowed only as an accessory use, capped with other accessory uses at 25% of the development's floor area, so a salon in an office building on Imperial Highway or State College Boulevard needs that math checked.

2. 02

   Tattoo and body piercing are Personal services, limited in Brea, which the table does not allow in any commercial or mixed-use zone. It is conditionally permitted only in the M-P and M-1 industrial zones. A tattoo studio should not sign in a Brea retail center, although tattoo removal (as at Removery in Brea Gateway) is a separate question to raise with Planning.

3. 03

   Massage: Massage establishments are permitted in C-P, C-N, C-C, C-G and C-RC (not C-M), and the table requires compliance with Chapter 5.220 of the Municipal Code for separation, operating and permit requirements. We could not read Chapter 5.220, so get the separation distance and permit steps from the City before choosing a site near Massage Envy (375 W. Birch), Hand & Stone (2549 Imperial) or The NOW Massage (La Floresta).

4. 04

   Parking (Table 20.08.040.D): Personal services, general and Massage establishments are 1 space per 250 sq ft, Studios, instruction/service (yoga, Pilates and similar small fitness studios) are 1 per 250 or per a parking study, and Health/fitness centers are 1 per 150. A gym-style wellness concept is also more limited on zoning: Health/fitness centers are permitted only in C-G and C-RC, while small studios are permitted in C-P, C-N, C-C and C-G.

5. 05

   Med spa: Medical services, clinics/offices (medical, dental, optical, acupuncture, urgent care) is permitted by right in C-P, C-N, C-C, C-G and C-M and parks at 5.5 per 1,000 sq ft. A physician-led laser or injectables practice may be classed as medical rather than personal services, which changes its parking count. Get that classification in writing.

6. 06

   Salon suites and state licensing: every location offering barbering, cosmetology, manicuring, esthetics or electrology needs a Board of Barbering and Cosmetology establishment license, and in a suite building either the building operator licenses all suites or each suite lessee holds its own. The Board also requires toilets, hot and cold running water, handwashing and potable drinking water before opening, which matters for plumbing in suite build-outs like Phenix (5,025 sq ft) and Aspire (6,559 sq ft).