PC - Item 3A - Conditional Use Permit (CUP) 20-06 - 9241 Valley Boulevard, Unit 105
R OSEMEAD P LANNING C OMMISSION
S TAFF R EPORT
_______________________________________________________
TO:THEHONORABLECHAIRANDPLANNINGCOMMISSION
FROM:PLANNINGDIVISION
DATE:FEBRUARY1,2021
SUBJECT:CONDITIONALUSEPERMIT20-06
9241VALLEYBOULEVARD,UNIT105
SUMMARY
DongYunYanghassubmittedaConditionalUsePermitapplicationtocontinuethe
operationofanexistingmassageestablishmentunderanewownershiplocatedat9241
ValleyBoulevard,Unit105(APN:5391-014-017),intheMediumCommercialwitha
DesignOverlay(C-3/D-O)zone.PerRosemeadMunicipalCodeSection17.16.020,
approvalofaConditionalUsePermitisrequiredinordertoestablishamassageservices
usewithinaMediumCommercial(C-3)zone.
ENVIRONMENTALDETERMINATION
Section15309oftheCaliforniaEnvironmentalQualityActguidelinesexemptsprojects
thatconsistofinspectionstocheckfortheperformanceofanoperation,orforquality,
health,orsafetyofaproject,includingrelatedactivitiessuchasinspectionforpossible
mislabeling,misrepresentation,oradulterationofproducts.Accordingly,ConditionalUse
Permit20-06isclassifiedasaClass9CategoricalExemptionpursuanttoSection15309
oftheCaliforniaEnvironmentalQualityActguidelines.
STAFFRECOMMENDATION
ItisrecommendedthatthePlanningCommissionADOPTResolutionNo.21-01with
findings(ExhibitandAPPROVEConditionalUsePermit20-06,subjecttothe21
conditionsoutlinedinAttachmentattachedhereto.
PROPERTYHISTORYANDDESCRIPTION
TheprojectsiteislocatedonthenorthsideofValleyBoulevard,betweenLomaAvenue
andMissionDrive.AccordingtotheLosAngelesCountyrecords,thesiteis
approximately18,700squarefeet.AccordingtoBuildingandSafetyDivisionrecords,the
propertywasdevelopedin1987asatwo-story,9,250square-foot,multi-unitcommercial
building.
Planning Commission Meeting
February 1, 2021
Page 2 of 16
According to Planning Division records, there are three conditional use permits on the
property consisting of private educational and trade schools. According to business
license records, there are seven existing businesses that includes a tutoring center, a
skin care salon, and various office and retail uses.
The existing massage establishment, "The Real Massage", in Unit 105, has operated at
this location since August 1, 2012. The massage establishment has an active business
license, however, is currently closed due to the Los Angeles County Department of Public
Health's Revised Temporary Targeted Safer at Home Health Officer Order.
Front Elevation (Existing)
Site and Surrounding Land Uses
The project site is designated in the General Plan as Commercial and on the Zoning Map
it is designated for C -3/D -O (Medium Commercial with a Design Overlay). The project site
is surrounded by the following land uses and zones:
North
General Plan:
Medium Density Residential
Zoning:
R-2 (Light Multiple Residential)
Land Use:
Residential
PlanningCommissionMeeting
February 1, 2021
Page 3 of 16
South
General Plan: Commercial
Zoning: C-3/D-O (Medium Commercial with a Design Overlay)
Land Use: Commercial
East
General Plan: Cemetery
Zoning: O-S (Open Space)
Land Use: Cemetery
West
General Plan: Commercial
Zoning: C-3/D-O (Medium Commercial with a Design Overlay)
Land Use: Commercial and Residential
DISCUSSION
Project Description
The existing owner of The Real Massage will cease operations and transfer the
massage establishment to the applicant. The massage establishment will provide foot
and body massages to customers. The applicant has proposed to operate from 9:00 a.m.
to 10:00 p.m., daily. In addition, the applicant is proposing to employ five employees.
Prior to the adoption of Ordinance 956, massage services were permitted by right in the
Medium Commercial (C-3) and Central Business District (CBD) zones with the approval
of a business license. The existing massage establishment was approved in 2012,
therefore, was not required to obtain a Conditional Use Permit. On November 24, 2015,
the City Council adopted Ordinance 956 which established rules and regulations for new
massage establishments. Per Ordinance 956, no massage business or establishment
may operate without first obtaining a Conditional Use Permit in accordance with Chapter
17.132 (Conditional Use Permits). All operations must be conducted at the site identified
in the Conditional Use Permit, and comply with all conditions contained in the
Conditional Use Permit. In addition, any massage establishment which is legally
licensed by the City upon the effective date of this Chapter and has any type of change
to the ownership or ownership structure shall be required to comply in full with all
requirements of Ordinance No. 956. As a result of transferring the operation to a new
owner, the applicant is required to obtain a Conditional Use Permit.
Site Plan and Floor Plan
The applicant has proposed no changes to the existing commercial site plan nor any
interior tenant improvements to the existing commercial unit.
Public Safety Report
After reviewing statistics pertaining to crime and calls for service related to the project site
and corresponding reporting districts from January 1, 2018 through September 30, 2020,
the Chief of Police did not note concerns associated with the proposed establishment. In
PlanningCommissionMeeting
February 1, 2021
Page 4 of 16
addition,theChiefofPolicerecommendedthefollowingconditionsofapprovalbe
incorporated:
Themassageestablishmentshallmaintaina24-hourvideosurveillancerecording
system,whichincludescoverageofthefollowingareas:
o Patronandemployeearrivalanddeparture;
o Immediateandadjoiningparkingareas;
o Entireexteriorperimeter;
o Officeandcashierareas;and
o Generalfloorarea
Thevideosurveillanceshallbestoredforaminimumof30daysandbemade
availabletolawenforcementandcodeenforcementuponrequest.
Theparkinglotandexteriorofthebusinessshallmaintaingoodlightingduring
hoursofdarkness.
Furthermore,theChiefofPolicerequestedtheapplicanttosubmitaSecurityPlanforthe
massageestablishment.OnDecember16,2020,theapplicantsubmittedaSecurityPlan
whichhasbeenreviewedandapprovedbytheChiefofPoliceandthePublicSafety
Department.AcopyoftheapprovedSecurityPlanisattachedinExhibit
SiteInspection
BoththePublicSafetyDepartmentandPlanningDivisionconductedasiteinspectionof
themassageestablishmenttoensurethatnoviolationsexist.inspectionrevealed
thatthewindowcurtainsandwindowlightsareinviolationastheyareblockingvisibility
intotheinteriorreceptionandwaitingareasfromtheparkinglot.Aconditionofapproval
hasbeenaddedtoensurethatcurtains,closedblinds,tints,oranyothermaterialshall
notblockthevisibilityintotheinteriorreceptionandwaitingareas.
MUNICIPALCODEREQUIREMENTS
PerRosemeadMunicipalCode,Section17.132.010,thepurposeofaConditionalUse
Permitistoprovideforusesthathaveapotentialforadverseimpactsonsurrounding
properties,residents,orbusinesses.Therefore,whensuchusesareapproved,conditions
areplacedontheirestablishmentandoperationtomitigateoreliminatesuchimpactsto
insuretheyarenotdetrimentaltosurroundingproperty.
PerRosemeadMunicipalCode,Section17.132.040,aConditionalUsePermitmaybe
issuedonlyafterapublichearingbeforethePlanningCommission.ThePlanning
Commissionshallalsofindthattheestablishment,maintenance,oroperationoftheuse
soappliedforwillnot,underthecircumstancesoftheparticularcase,bedetrimentalto
thehealth,safety,peace,morals,comfortorgeneralwelfareofpersonsresidingor
workingintheneighborhoodthereof,notbedetrimentalorinjurioustothepropertyand
improvementsintheneighborhoodortothegeneralwelfareoftheCity.Allofthefollowing
PlanningCommissionMeeting
February 1, 2021
Page 5 of 16
findings shall be made by the Planning Commission in conjunction with the approval of a
Conditional Use Permit
A. Approval of the application will not be or incompatible or injurious to other
properties or land uses in the vicinity or create conditions materially detrimental to
the public health, safety and general welfare.
The massage service use is an existing use that has been established since 2012
and will not be incompatible or injurious to other properties and land uses in the
vicinity or create conditions materially detrimental to the public health, safety, and
general welfare as conditions of approval have been incorporated. In addition,
Valley Boulevard is a major commercial corridor of the City. The use is existing
and would not deviate from the existing commercial uses that largely occupy Valley
Boulevard. As conditioned, the use would not produce any foreseeable substantial
negative impacts to the properties in the vicinity or create conditions materially
detrimental to the public health, safety, and general welfare. Conditions
recommended by the Chief of Police have been included to protect the land uses
within the vicinity. Furthermore, the Chief of Police has no noted concerns
associated with the proposed business and has reviewed and approved a security
plan for the proposed business.
B. The use is consistent with the General Plan.
The Land Use Element of the General Plan aims to concentrate commercial and
industrial businesses in established commercial, office, and industrial districts.
Additionally, the use is already established within a multi-unit commercial building
that is within an established commercial corridor.
C. The use is consistent with the provisions of this Zoning Code.
Per Table 17.16.020.1 of the Rosemead Municipal Code, a Conditional Use Permit
is required to establish a massage services use within the C-3 (Medium
Commercial) zone. The use is consistent with the applicable provisions of the
Zoning Code. As conditioned, the massage establishment will be operated
consistent with the provisions of the Zoning Code.
D. Processing and approval of the permit application are in compliance with the
requirements of the California Environmental Quality Act.
Section 15309 of the California Environmental Quality Act exempts projects
consisting of activities limited entirely to inspections, to check for the performance
of an operation, or the quality, health, or safety of a project, including related
activities such as inspection for possible mislabeling, misrepresentation, or
adulteration of products. Accordingly, Conditional Use Permit 20-06 is classified
as a Class 9 Categorical Exemption pursuant to Section 15309 of CEQA
guidelines.
Planning Commission Meeting
February 1, 2021
Page 6 of 16
E. If development is provided for under the Conditional Use Permit, the project is
consistent with the goals and objectives of the applicable standards and Design
Guidelines in the overlying district.
The massage service use is an existing use that has been established since 2012.
The applicant is proposing to continue the operation under a new ownership and
is not proposing any interior or exterior improvements to the building. The existing
building is consistent with the goals and objectives of the applicable standards and
Design Guidelines in the overlying district.
PUBLIC NOTICE PROCESS
This item has been noticed through the regular agenda notification process, which
includes a 300 -foot radius public hearing notice to forty-one (41) property owners,
publication in the Rosemead Reader on January 21, 2021, and postings of the notice at
the five (5) public locations and on the subject site.
Prepared by: Reviewe by:
k"O� �� A_� r
1
Kinson Wong Lily Valenzuela
Assistant Planner Planning & Economic Development Manager
Submitted by:
ngelica Frausto-Lupo
Director of Community Development
EXHIBITS:
A. Planning Commission Resolution No. 21-01
B. Site Plan and Floor Plan (Dated December 8, 2020)
C. Assessor Parcel Map (APN: 5391-014-017)
D. Security Plan
E. Map of Massage Establishments
PlanningCommissionMeeting
February 1, 2021
Page 7 of 16
EXHIBIT
PCRESOLUTION21-01
ARESOLUTIONOFTHEPLANNINGCOMMISSIONOFTHECITYOF
ROSEMEAD,COUNTYOFLOSANGELES,STATEOFCALIFORNIA,
APPROVINGCONDITIONALUSEPERMIT20-06,AREQUESTTO
CONTINUETHEOPERATIONOFANEXISTINGMASSAGE
ESTABLISHMENTUNDERANEWOWNERSHIPLOCATEDAT9241
VALLEYBOULEVARD,UNIT105(APN:5391-014-017),INTHEMEDIUM
COMMERCIALWITHDESIGNOVERLAY(C-3/D-O)ZONE.
WHEREAS,onOctober26,2020,DongYunYangsubmittedaConditionalUse
Permitapplicationtocontinuetheoperationofanexistingmassageestablishmentunder
anewownership,locatedat9241ValleyBoulevard,Unit105;
WHEREAS,9241ValleyBoulevard,Unit105,islocatedinaMediumCommercial
withDesignOverlay(C-3/D-O)zoningdistrict;
WHEREAS,Section17.132.040oftheRosemeadMunicipalCodeprovidesthe
criteriaforaConditionalUsePermit;
WHEREAS,Sections65800&65900oftheCaliforniaGovernmentCodeand
Section17.132.040oftheRosemeadMunicipalCodeauthorizethePlanningCommission
toapprove,conditionallyapprove,ordenyConditionalUsePermitapplications;
WHEREAS,onJanuary21,2021,forty-one(41)noticesweresenttoproperty
ownerswithina300-footradiusfromthesubjectproperty,thenoticewaspublishedinthe
RosemeadReader,andnoticeswerepostedinfive(5)publiclocationsandonsite,
specifyingtheavailabilityoftheapplication,andthedate,time,andlocationofthepublic
hearingforConditionalUsePermit20-06;
WHEREAS,onFebruary1,2021,theCityheldadulynoticedandadvertised
publichearingtoreceiveoralandwrittentestimonyrelativetoConditionalUsePermit20-
06;
WHEREAS,onFebruary1,2021,thePlanningCommissionheldadulynoticed
andadvertisedpublichearingtoreceiveoralandwrittentestimonyrelativetoConditional
UsePermit20-06;and
WHEREAS,theRosemeadPlanningCommissionhassufficientlyconsideredall
testimonypresentedtotheminordertomakethefollowingdetermination.
NOW,THEREFORE,BEITRESOLVEDbythePlanningCommissionoftheCity
ofRosemeadasfollows:
PlanningCommissionMeeting
February 1, 2021
Page 8 of 16
SECTION1.ThePlanningCommissionHEREBYDETERMINESthatConditional
UsePermit20-06isCategoricallyExemptunderClass9ofSection15309ofthe
CaliforniaEnvironmentalQualityAct(CEQA)guidelineswhichexemptsprojectsthat
consistofinspectionstocheckfortheperformanceofanoperation,orforquality,health,
orsafetyofaproject,fromenvironmentalreview.
SECTION2.ThePlanningCommissionHEREBYFINDSANDDETERMINESthat
factsdoexisttojustifyapprovingConditionalUsePermit20-06,inaccordancewith
Section17.132.040oftheRosemeadMunicipalCodeasfollows:
A.Approvaloftheapplicationwillnotbeorincompatibleorinjurioustoother
propertiesorlandusesinthevicinityorcreateconditionsmateriallydetrimentaltothe
publichealth,safetyandgeneralwelfare.
FINDING:Themassageserviceuseisanexistingusethathasbeenestablished
since2012andwillnotbeincompatibleorinjurioustootherpropertiesandlandusesin
thevicinityorcreateconditionsmateriallydetrimentaltothepublichealth,safety,and
generalwelfareasconditionsofapprovalhavebeenincorporated.Inaddition,Valley
BoulevardisamajorcommercialcorridoroftheCity.Theuseisexistingandwouldnot
deviatefromtheexistingcommercialusesthatlargelyoccupyValleyBoulevard.As
conditioned,theusewouldnotproduceanyforeseeablesubstantialnegativeimpactsto
thepropertiesinthevicinityorcreateconditionsmateriallydetrimentaltothepublic
health,safety,andgeneralwelfare.ConditionsrecommendedbytheChiefofPolicehave
beenincludedtoprotectthelanduseswithinthevicinity.Furthermore,theChiefof
Policehasnonotedconcernsassociatedwiththeproposedbusinessandhasreviewed
andapprovedasecurityplanfortheproposedbusiness.
B.TheuseisconsistentwiththeGeneralPlan.
FINDING:TheLandUseElementoftheGeneralPlanaimstoconcentrate
commercialandindustrialbusinessesinestablishedcommercial,office,andindustrial
districts.Additionally,theuseisalreadyestablishedwithinamulti-unitcommercial
buildingthatiswithinanestablishedcommercialcorridor.
C.TheuseisconsistentwiththeprovisionsofthisZoningCode.
FINDING:PerTable17.16.020.1oftheRosemeadMunicipalCode,aConditional
UsePermitisrequiredtoestablishamassageservicesusewithintheC-3(Medium
Commercial)zone.TheuseisconsistentwiththeapplicableprovisionsoftheZoning
Code.Asconditioned,themassageestablishmentwillbeoperatedconsistentwiththe
provisionsoftheZoningCode.
D.Processingandapprovalofthepermitapplicationareincompliancewiththe
requirementsoftheCaliforniaEnvironmentalQualityAct.
FINDING:Section15309oftheCaliforniaEnvironmentalQualityActexempts
projectsconsistingofactivitieslimitedentirelytoinspections,tocheckfortheperformance
PlanningCommissionMeeting
February 1, 2021
Page 9 of 16
of an operation, or the quality, health, or safety of a project, including related activities
such as inspection for possible mislabeling, misrepresentation, or adulteration of
products. Accordingly, Conditional Use Permit 20-06 is classified as a Class 9
Categorical Exemption pursuant to Section 15309 of CEQA guidelines.
E. If development is provided for under the Conditional Use Permit, the project is
consistent with the goals and objectives of the applicable standards and Design
Guidelines in the overlying district.
FINDING: The massage service use is an existing use that has been established
since 2012. The applicant is proposing to continue the operation under a new ownership
and is not proposing any interior or exterior improvements to the building. The existing
building is consistent with the goals and objectives of the applicable standards and Design
Guidelines in the overlying district.
SECTION 3. The Planning Commission HEREBY APPROVES Conditional Use
Permit 20-06, a request to transfer the ownership of an existing massage establishment
in an existing commercial unit, located at 9241 Valley Boulevard, Unit 105.
SECTION 4. This action shall become final and effective ten (10) days after this
decision by the Planning Commission, unless within such time a written appeal is filed
with the City Clerk for consideration by the Rosemead City Council as provided in
Rosemead Municipal Code, Section 17.160.040 Appeals of Decisions.
SECTION 5. This resolution is the result of an action taken by the Planning
Commission on February 1, 2021, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
SECTION 6. The Secretary shall certify to the adoption of this resolution and shall
transmit copies of same to the applicant and the Rosemead City Clerk.
st
PASSED, APPROVED, and ADOPTED this 1 day of February, 2021.
________________________________
Daniel Lopez, Chair
PlanningCommissionMeeting
February 1, 2021
Page 10 of 16
CERTIFICATION
IherebycertifythattheforegoingisatruecopyofaresolutionadoptedbythePlanning
st
CommissionoftheCityofRosemeadatitsregularmeeting,heldonthe1dayof
February,2021bythefollowingvote:
AYES:
NOES:
ABSTAIN:
ABSENT:
______________________________
AngelicaFrausto-Lupo,Secretary
APPROVEDASTOFORM:
________________________________
KaneThuyen,PlanningCommissionAttorney
Burke,Williams&Sorensen,LLP
PlanningCommissionMeeting
February 1, 2021
Page 11 of 16
ATTACHMENT
(PCRESOLUTION21-01)
CONDITIONALUSEPERMIT20-06
9241VALLEYBOULEVARD,UNIT105
(APN:5391-014-017)
CONDITIONSOFAPPROVAL
FEBRUARY1,2021
StandardConditionsofApproval
1.ConditionalUsePermit20-06isapprovedforthecontinued
establishmentofamassageservicesuseunderanewownership,locatedat9241
ValleyBoulevard,Unit105,inaccordancewiththeplansmarkedExhibitdated
December8,2020.Anyrevisionstotheapprovedplansmustberesubmittedfor
PlanningDivisionreviewand,ifsatisfactory,approval.
2.ThefollowingconditionsmustbecompliedtothesatisfactionofthePlanning
Divisionpriortofinalapprovaloftheassociatedplans,buildingpermits,occupancy
permits,oranyotherappropriaterequest.
3.ApprovalofProjectshallnottakeeffectforanypurposeuntiltheapplicant(s)have
filedwiththeCityofRosemeadanotarizedaffidavitstatingthathe/sheis
awareofandacceptsalloftheconditionsofapprovalassetforthintheletterof
approvalandthislistofconditionswithinten(10)daysfromthePlanning
Commissionapprovaldate.
4.Theon-sitepublichearingnoticepostingshallberemovedbytheendofthe10-
dayappealperiodofProject.
5.Thisapprovalisvalidfortwo(2)yearsfromtheapprovaldate.Theentitlement
shallnotbedeemedexerciseduntilabuildingpermithasbeenissuedandthe
projecthascommencedconstruction)orhasactuallycommenced
permitteduseincompliancewiththeConditionsofApproval.Ifsaidentitlementis
notexercisedoratimeextensionhasnotbeengrantedduringthistimeframe,this
approvalshallautomaticallyexpirewithoutfurtheractionbytheCity.
6.ThePlanningCommissionherebyauthorizesthePlanningDivisiontomakeand/or
approveminormodificationstotheprojectandtotheseconditionsofapproval.
7.ProjectisgrantedorapprovedbytheCity,anditsPlanningCommissionandCity
Council,retainingandreservingtherightandjurisdictiontoreviewandtomodify
thepermit,includingtheconditionsofapprovalbasedonchangedcircumstances.
Changedcircumstancesinclude,butarenotlimitedto,themodificationoftheuse,
achangeinscope,emphasis,size,ornatureoftheuse,ortheexpansion,
alteration,reconfiguration,orchangeofuse.Thisreservationofrighttoreviewis
PlanningCommissionMeeting
February 1, 2021
Page 12 of 16
in addition to, and not in lieu of, the right of the City, its Planning Commission, and
City Council to review and revoke or modify any permit granted or approved under
the Rosemead Municipal Code for any violations of the conditions imposed on
Project.
8. The applicant(s) shall defend, indemnify, and hold harmless the City of Rosemead
or its agents, officers, and employees from any claim, action, or proceeding against
the City of Rosemead or its agents, officers, or employees to attack, set side, void,
or annul, an approval of the Planning Commission and/or City Council concerning
the project, which action is brought within the time period provided by law.
9. The applicant(s) shall comply with all Federal, State, and local laws relative to the
approved use, including the requirements of the Planning, Building, Fire, Sheriff,
and Health Departments.
10. The numbers of the address signs shall be at least six (6) inches tall with a
minimum character width of 3/4 inch, contrasting in color and easily visible at
driver's level from the street. Materials, colors, location, and size of such address
numbers shall be approved by the Community Development Director, or his/her
designee, prior to installation.
11. Violations of the conditions of approval may result in citation and/or initiation of
revocation proceedings.
12. The site shall be maintained in a graffiti-free state. Any graffiti shall be removed
within twenty-four (24) hours.
13. The site shall be maintained in a clean, weed and litter free state.
Planning Division Conditions of Approval
14. The operator of the massage business or establishment, and any massage
therapist that desires to work as an employee or independent contractor must
obtain a City of Rosemead business license pursuant to Chapter 5.24 of the
Rosemead Municipal Code prior to commencing operation or providing any
massage therapy and must thereafter maintain a valid business license.
15. No person may engage in conduct, carry on, or perform massage therapy unless
such person has a valid and active certificate from the California Massage Therapy
Council (CAMTC) created by California Business and Profession Code Section
4600.
16. The massage establishment shall abide by all requirements set forth in the
Rosemead Municipal Code relating to massage establishments.
17. The massage establishment shall comply with the security plan approved by the
Chief of Police and Public Safety Department.
PlanningCommissionMeeting
February 1, 2021
Page 13 of 16
18. Curtains, closed blinds, tints, or any other material shall not block the visibility into
the interior reception and waiting areas during business hours.
Chief of Police Conditions of Approval
19. The establishment shall maintain a 24-hour video surveillance recording system to
include coverage of the following areas:
a. All patron and employee arrivals and departures
b. Immediate and adjoining parking areas
c. Entire exterior perimeter
d. Any office and cashier area
e. General floor area
20. The video surveillance must be stored for a minimum of 30 days and be made
available to law enforcement and code enforcement upon request.
21. The parking lot and exterior of the business must maintain good lighting during
the hours of darkness.
Planning Commission Meeting
February1, 2121
Paso 14 of 16
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EXHIBIT
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February 1, 2021
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