Orange / Central Orange County
South Main Street around Orange Town & Country is the clearest beauty and wellness cluster we could verify: Ulta (with hair services) at 763 S. Main and Massage Envy at 745 S. Main, with The Joint Chiropractic at the same 745 address. The Village at Orange on North Tustin Street has a second Ulta in Suite 2364, and East Chapman Avenue has Massage Envy Orange Hills at 7536. Salon, nail and spa uses are permitted by right in all the regular commercial zones except CR, but a stand-alone massage business is only allowed in C-TR, C2 and C3, so zone checks matter more for massage than for hair or nails.
Population
138,266
Median HHI
$117,113
Median age
37.2
Homeownership
56.7%
Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.
Primary retail corridors
Chapman Avenue · Tustin Street · Glassell Street · Katella Avenue · Main Street · La Veta Avenue
Specific shopping centers in Orange that already carry credible co-tenancy for this use. Listed in approximate order of fit.
1500 East Village Way
Anchors / key tenants: Target, Burlington
Value-tilted center on Tustin Street. The enclosed mall portion closed on January 31, 2024 and the site is planned for residential redevelopment, so confirm which buildings remain before touring.
Chapman Avenue at Glassell Street
Anchors / key tenants: historic downtown plaza, antique row, chef-driven dining
National Register historic district (listed 1997) with a walkable plaza around the famous Orange Circle. Antique row, chef-driven restaurants, coffee, boutiques, and Chapman University walk-up traffic. Strong visitor and student daypart.
8440 East Chapman Avenue
Anchors / key tenants: neighborhood retail and grocery mix
East Orange neighborhood center serving the foothills and Anaheim Hills crossover. Daily-needs and service-retail oriented.
Existing operators are the most honest comp for whether a use can support Orange rents. These are publicly visible beauty and wellness space businesses currently trading in the market.
Ulta Beauty (Store 2028)
1500 East Village Way, Suite 2364, Orange, CA 92865
Ulta's own store data lists the mall as The Village at Orange.
Ulta Beauty (Store 1665)
763 South Main Street, #150, Orange, CA 92868
Ulta's store data lists the mall as Orange Town & Country Shopping Center and shows hair services at this store.
Massage Envy Orange Town and Country
745 S. Main Street, Ste 130, Orange, CA 92868
Per Massage Envy's location page. Same South Main Street center as the second Ulta.
Massage Envy Orange Hills
7536 E. Chapman Avenue, Orange, CA 92869
Per Massage Envy's location page. East Orange, on the Chapman Avenue corridor.
01
Salons and spas: Table 17.13.030 (Ord. 13-18, 2018) lists Barber, beauty shop, manicure salon, or spa as P in OP, CP/C1, C-TR, C2 and C3 and in all five mixed use zones, but not permitted in CR (the Katella Avenue Commercial Recreation zone). A salon on Katella should confirm its zone first.
02
Massage: Massage establishments are P* in C-TR, C2 and C3 and only A* (accessory) in OP, CP/C1, CR and the mixed use zones. Under Section 17.13.040(PP), an accessory massage service must be clearly incidental to the main business and bring in no more than 25% of gross income, and every massage business must comply with Chapter 5.56.
03
Chapter 5.56 permit: as rewritten by Ordinance 01-10 (April 13, 2010), no one may operate a massage establishment without a City business license and a massage business permit from the Police Department. The Chief of Police has 60 days to decide (30 if all operators are certified massage therapists), extendable 15 days, and no massage may be given between 10:00 p.m. and 6:00 a.m. The suite must have at least one patron toilet and a separate wash basin with hot and cold running water. Ask the Police Department for the current application, since the chapter may have been amended after 2010.
04
Tattoo and body art: Tattoo parlor has its own row in Table 17.13.030. It is P in OP, CP/C1, C-TR, C2 and C3 and not permitted in CR or any mixed use zone, which rules out Old Towne's OTMU zones.
05
Parking: Table 17.34.060(B) sets barber, beauty shop, salon, spa and accessory massage at 4 spaces per 1,000 SF, the same as general retail, but massage establishments at 5 per 1,000. A massage tenant replacing a retail tenant needs 25% more parking for the same space.
06
State licensing: the Board of Barbering and Cosmetology requires an establishment license that is valid only for the address on the license, including the suite number, so a move or a new owner means a new license. Before opening, the shop must meet the Board's requirements for toilets, hot and cold running water, hand washing and drinking water. Massage therapists can hold voluntary CAMTC certification, but CAMTC does not regulate massage establishments; that is left to the City under Chapter 5.56.
Zoning, licensing, and demographic figures on this page come from the public records below. Codes and licenses change, so confirm with the city and the licensing agency before you sign.