Yorba Linda / North Orange County
The two beauty and wellness chains we could confirm sit side by side on the east end of Yorba Linda Boulevard, with Sola Salon Studios at 20469 and Massage Envy at 20499, next to the Vons at 20445. That block shows that a grocery-anchored neighborhood center works for recurring appointment businesses here. Hair, nail and skin care are permitted by right in all three commercial zones, so any C-N or C-G center along Yorba Linda Boulevard or Imperial Highway is open to them. Massage is harder: it needs a CUP, is capped citywide, and must be 500 feet from any other massage business, which rules out spaces near the existing Massage Envy.
Population
67,170
Median HHI
$157,582
Median age
44.9
Homeownership
83%
Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.
Primary retail corridors
Yorba Linda Boulevard · Imperial Highway · Savi Ranch Parkway · La Palma Avenue · Lakeview Avenue
Specific shopping centers in Yorba Linda that already carry credible co-tenancy for this use. Listed in approximate order of fit.
Yorba Linda Boulevard at Imperial Highway
Anchors / key tenants: Bristol Farms, Edwards Cinemas
Size: 125,000 SF
Upscale 125,000 SF entertainment, restaurant, and service center on the city's most prominent corner. Bristol Farms-anchored specialty grocery serves the affluent Yorba Linda household ($152k HHI, 83% homeownership). Open-space commons drives lingering visit pattern.
Existing operators are the most honest comp for whether a use can support Yorba Linda rents. These are publicly visible beauty and wellness space businesses currently trading in the market.
Massage Envy Yorba Linda
20499 Yorba Linda Boulevard, Yorba Linda, CA 92886
The only Yorba Linda location on Massage Envy's own city page.
Sola Salon Studios Yorba Linda
20469 Yorba Linda Boulevard, Yorba Linda, CA 92886
Salon suite rentals, per Sola's own location page. A few doors from Massage Envy and from Vons at 20445 Yorba Linda Boulevard (per Vons' own store page), so the three share a block on the east end of Yorba Linda Boulevard.
01
Salons are by right, massage is not: Yorba Linda Zoning Code Table 18.12-1 (Section 18.12.050) permits 'Retail/service business' in C-O, C-N and C-G, while 'Massage establishment' is prohibited in C-O and conditional in C-N and C-G. Chapter 18.04 defines a massage establishment as a fixed location where massage is performed for compensation, excluding out-call and accessory massage, so a salon or med spa offering occasional massage should get Planning's written view on whether it is accessory.
02
Massage caps and spacing (Section 18.20.992): a massage establishment may not be within 500 feet of another one, measured wall to wall in a straight line, and the city allows no more than one massage establishment for every 2,500 residents, using the newest Census or Department of Finance figure. At the ACS 2024 population of 67,170 that works out to about 26 establishments citywide. Hours are limited to 7:00 a.m. to 10:00 p.m., the floor plan cannot change without City approval, and the premises are open to unscheduled inspections (Section 18.20.994.A).
03
Massage CUP risk: besides the normal CUP revocation process, the Community Development Director can revoke a massage CUP for a violation of Section 18.20.992, false information in the application, or a violation of the California Massage Therapy Act or the City's massage business licensing rules in Municipal Code Chapter 5.20 (Section 18.20.994.B). CAMTC certification is voluntary under state law and lets a therapist work in any city without a local permit, but CAMTC does not regulate establishments, which stay under city rules.
04
Tattoo and body art: 'Tattoo parlor', defined to include permanent and temporary body art and piercing, is allowed only in C-G and only with a CUP (Table 18.12-1). A lash, brow or permanent makeup studio that does micropigmentation should ask Planning whether it falls under that row before signing in a C-N center. OC Health Care Agency separately issues Body Art Facility Permits.
05
State establishment license and plumbing: the California Board of Barbering and Cosmetology requires a new establishment license for a new owner, a new partner or a new location, and the license is valid only for the listed address including the suite number. Before opening, the shop must have toilets, hot and cold running water, handwashing facilities and accessible drinking water, and a remodel can trigger a new drinking fountain. Check that the suite has a restroom and room for wet stations before you commit.
06
Parking and CUP cost: Table 18.22-1 parks barber, beauty and similar personal service uses at 1 space per 250 sq ft, and mixed uses in a shopping center over 25,000 sq ft at 5 per 1,000 (Section 18.22.030.A.5). A massage CUP goes to the Planning Commission (Section 18.36.230), and the City's July 2023 filing instructions list a $4,293 initial deposit billed at $295 an hour, a 300-foot owner list and radius map, and mailing labels for every existing tenant in the center.
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.