Beauty and Wellness Space in Irvine

What to diligence before LOI

1. 01

   Zoning: hair, nail and similar shops fall under 'Retail and/or service business, general', which the Zoning Code definition says includes hairdressing (Section 1-2-1). That category is permitted in 4.1 Neighborhood Commercial (except 4.1C Rancho San Joaquin) and 4.2 Community Commercial, and Irvine Spectrum Center's rules list barber and beauty shops as permitted (Section 9-33-4.A). A 'massage establishment' is any business that provides massage, regardless of how much of the business it is, and it is conditional in 4.1 and 4.2 (Sections 3-37-19.C.20 and 3-37-20.C.27), prohibited in 4.2M (Quail Hill), and needs a Zoning Administrator CUP at Irvine Spectrum Center. A facial or wax studio that adds massage crosses into that category.

2. 02

   City massage permit: Municipal Code Section 2-10-302 requires a massage establishment permit on top of the business license, and Sections 2-10-304 and 2-10-307 require every person giving massage to hold California Massage Therapy Council certification, with a manager on site at all business hours. The permit cannot be assigned (2-10-305), each location needs its own permit, and moving or enlarging needs approval from the Directors of Public Safety and Community Development (2-10-306). Licensed barbers and cosmetologists working within their license are exempt (2-10-303).

3. 03

   Build-out rules in Section 2-10-304 for massage suites: no tinted or one-way glass, no peepholes, no locks on treatment room doors when a receptionist or other staff member is stationed outside the rooms, exterior doors unlocked from the inside during business hours, a patron wash basin with hot running water near the treatment area, at least one unobstructed light of 15 watts or more in each treatment room, and enclosed cabinets for clean linens. Draw these into the plan before the landlord's work letter is final.

4. 04

   Parking (Section 4-3-4): a barbershop or beauty salon outside a center is parked at 2 spaces per barber chair or 3 per station, which is 36 stalls for a 12-station salon. Inside a retail center the salon rate drops to 1 per 250 sq ft, and a massage establishment is 1 per 250 sq ft. Salon suites and multi-station salons do best inside a center for this reason.

5. 05

   State licensing: the Board of Barbering and Cosmetology establishment license (Form F-BBC-05) costs $50 to apply and $40 to renew, and the applicant certifies the shop will meet the Barbering and Cosmetology Act and regulations before opening. The license does not transfer with the space: if you buy an existing salon the prior owner files an Establishment Closure form, and moving means closing and reapplying. CAMTC certification is voluntary under state law, but Irvine requires it, and CAMTC says establishments are regulated by cities and counties.

6. 06

   Tattoo, microblading and permanent makeup: Irvine regulates tattooing establishments separately in Title 2, Division 10, Chapter 13 (Section 2-10-1301 and following), which defines a tattoo as inserting pigment into the skin by piercing with a needle. The chapter requires hot and cold running water and adequate toilets (2-10-1302), operating tables of metal with white enamel or porcelain finish or stainless steel, and Health Officer inspections with fees (2-10-1322). A brow or lash studio adding microblading should ask whether the chapter applies.