Beauty and Wellness Space in Rancho Santa Margarita

What to diligence before LOI

1. 01

   Zoning: Table 9.03.4 in Section 9.03.080 lists Convenience services (which names barber shops, beauty shops and manicure shops) as P in both the Commercial General (CG) and Commercial Neighborhood (CN) districts, and Massage establishment as P in both, subject to a Massage Establishment Permit under Chapter 4.02. The mixed use table (Table 9.03.19) also permits massage establishments with the same permit and bars them as home occupations. Salons and spas do not need a conditional use permit here.

2. 02

   Massage permit under Chapter 4.02 (Ord. 17-01, 2017): apply to the Development Services Director, the Chief of Police Services investigates, and the City Manager approves or denies within 60 days of a complete application (extendable 30 days). Every massage provider must hold a CAMTC certificate, the permit runs 12 months with renewal filed 60 days before expiration, and it is tied to the owner and the fixed location, so a relocation, second location or sale needs a new permit. Plan the lease so rent starts after the permit issues.

3. 03

   Massage operating and build-out rules in Section 4.02.060: no operation between 9:00 p.m. and 7:00 a.m., reception visibility cannot be blocked by curtains or shades, patron entry doors and treatment room doors stay unlocked during business hours, each treatment room needs a light of at least 40 watts, and the suite needs at least one patron toilet and a separate wash basin with hot water, soap and towel dispensers. Section 4.02.110 exempts licensed cosmetologists and estheticians only for neck, face, head and scalp massage (manicurists for forearms, hands, calves and feet), so a salon or med spa that adds body massage needs the permit.

4. 04

   Parking: Section 9.06.070 parks barber, beauty and manicure shops as high-intensity convenience services at 1 space per 150 SF, against 1 per 200 SF for shopping centers. A 2,400 SF nail or hair salon is 16 spaces at the salon rate and 12 at the center rate. Plaza Antonio already carries several salons plus Marque Urgent Care and Elite Dentistry, so get the center's parking count and ask the City in writing which rate applies before the LOI.

5. 05

   Tattoo and body art: Rancho Santa Margarita regulates tattooing in Chapter 5.07 of the Municipal Code (carried over from the County code), which sets sanitation, sterile equipment and dye rules and has the County Health Officer inspect tattoo establishments. Table 9.03.4 has no separate tattoo row, so ask Planning how a tattoo or permanent makeup studio will be classified before you sign.

6. 06

   State licensing: the Board of Barbering and Cosmetology requires a new establishment license for a new owner, a new location or even a new suite number, and the shop must meet the Board's rules for toilets, hot and cold running water, hand washing and potable drinking water before it opens. At Plaza Antonio, where the two open suites on Westar's roster are A-145 (1,100 SF) and C-210 (1,696 SF), check that the existing plumbing can serve shampoo bowls or pedicure chairs before you commit.