PC - Item 4.A - PC - Mintues - 11-03-2025Minutes of the
PLANNING COMMISSION MEETING
November 3, 2025
SeniorPlannerLao proclaimed that Commissioner Berry is teleconferencing under the provisions ofAB 2249 due to
the cause of caregiving of family member. She asked Commissioner Berry to confirm if there are orare not any
individuals who are over the age of 18 present with Commissioner Berry.
Commissioner Berry confirmed that there are not.
PLEDGE OF ALLEGIANCE — Vice -Chair Tang
INVOCATION — Commissioner Berry
ROLL CALL—CommissionerBerry, CommissionerLopezVice-ChairTangand ChairEscobarare present, Chair Ung
is absent.
STAFF PRESENT—DirectorofCommunityDevelcpmentValenzuela, SeniorPlannerLaoandAssistantPlannerSang.
1. EXPLANATION OF HEARING PROCEDURES AND APPEAL RIGHTS
CityAttomey Gutierrez presented the procedure and appeal rights of the meeting.
2. PUBLIC COMMENTS FROM THE AUDIENCE
There being no comments, Vice -Chair Tang opened and closed the Public Comment period.
PUBLIC HEARINGS
CONDITIONAL USE PERMIT 25.01 — xaoyun Huang has submitted a Conditional Use Permit
application, requesting to establish a massage services use. The proposedmassage use will enconpass
one unit totaling approximately 1,029 square feet and include interior tenant improvements, with no
increase in floor area. The subjectsite is locatedat 3163 San Gabdel Boulevard, Unit#101(APN. 5287-
029-032) in the Medium Commercial with a Freeway CorridorMixed-Use Oveday-Corridor(C-31FCMU-
C) zone. Per Rosemead Municipal Code Table 17.16.020.1, approval of a Conditional Use Permit is
required to establish a massage services use within the Medium Commercial (C-3) zone.
PC RESOLUTION 25.10 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, APPROVING CONDITIONAL
USE PERMIT 25-01 PERMITTING A MASSAGE SERVICES USE. THE SUBJECT SITE IS LOCATED
AT 3163 SAN GABRIEL BOULEVARD, UNIT 101 IN THE MEDIUM COMMERCIAL ZONE WITH A
FREEWAY CORRIDOR MIXED-USE DEVELOPMENT — CORRIDOR OVERLAYS (C-31FCMU-C).
CEQA- Section 15301 of the Califomia Environmental QualityAct (CEQA) guidelines exempts projects
consisting of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of
existing public orprivate structures, facilities, mechanical equipment ortopographicalfeatures, involNrg
negligible or no expansion of existing or former use. Accordingly, CUP 25-01 is classified as a Class 1
Categorical Exemption, pursuant to Section 15301 of the CEQA guidelines.
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STAFF RECOMMENDATION-Itisrecommended thatthe Planning CommissionADOPTResolution No.
25-10 with findings (Exhibit A' , and APPROVE Conditional Use Permit 25-01, subject to the 33
conditions outlined in Attachment A° attached hereto.
Assistant Planner Jiang presented the staff report.
Vice -Chair Tang opened to Public Hearing.
Commissioner Lopez asked how many massage parlors are in that vicinity.
While Senior Lao pulls up the data of the vicinity, Vice -Chair Tang asked what the previous use of the space was.
Assistant Planner Jiang replied that the previous use was a beauty shop that did facials.
Vice -Chair Tang further asked if the use was categorized as retail or service.
Assistant Planner Jiang answered that it was service.
Director of Community Development Valenzuela answered CommissionerLopez's question that within that vicinity
there are approximately three massage parlors.
Commissioner Lopez thanked the Director of Community Development Valenzuela.
Vice -Chair Tang commented that he did not receive any public comments on this item. He invited the applicant to
speak on the project.
Directorof CommunityDevelopmentValenzuela announced Matthe applicantwill needa translatorto speak. Assistant
Jiang will be translating in Mandarin for the applicant
Assistant Planner Jiang translated for the applicant does not have any questions. She said that the applicant would
like to thank the Planning Commission for approving the project
Vice -Chair Tang asked if the Commissioners have any questions to ask the applicant.
The Commission did not have any questions.
There being no additional questions or public comments, Vice -Chair Tang closed the public hearing and opened a
discussion with the Commissioners.
CommissionerLopez commented thatMere is nothing to discuss and moved to approve Conditional Use Permit25-01
with PC Resolution 25-10.
Commissioner Escobar seconded the motion.
Vice -Chair Tang thanked the Commissioners and asked if Commissioner Berry had any further questions.
Commissioner Berry replied that he did not.
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ACTION: Commissioner Lopez motioned to approve the project and PC Resolution 25-10 and seconded by
Commissioner Escobar.
Senior Planner Lao announced that they will be doing a verbal vote.
Vote resulted in:
Ayes. Berry, Escobar, Lopez and Tang
Noes: None
Abstain: None
Absent: Ung
Vote resulted in 4 Ayes, 0 Noes, and 0 Abstain, l Absent.
4. CONSENT CALENDAR
PC MINUTES 10.06-25
Vice -Chair Tang requested edits on page one under Reorganization, Men Acfions and read, "Commission Liaison Lam
took a verbal vote for the nomination of Vice -Chair Tang as Chair. It should be changed to Vice-Chair."He said the
second edit is on page two, underActions and stated the roll call vote should be changed to 3 Ayes.
Vice -Chair Tang requested a motion.
ACTION: CommissionerLopez motioned to approve with the edits, and CommissionerEscobarseconded the motion.
Senior Lao announced that they will be doing a verbal vote.
Vote resulted in:
Ayes: Tang, Escobar and Lopez
Noes: None
Abstain: Berry
Absent Ung
Vote resulted in 3 Ayes, 0 Noes, and 1 Abstain,1 Absent.
5. MATTERS FROM STAFF
Director of Community Development Valenzuela explained the 10 -day appeal period. She also announced that the
Christmas Tree Lighting is scheduled for December 2nd.
Vice -Chair Tang asked if there was a Commissioner's dinner approaching soon.
Directorof CommunityDevelopment Valenzuela confirmed that the Commissioner's dinnerwill be on November 20'x.
Vice -Chair Tang encouraged all Commissioners to attend if they can.
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6. MATTERS FROM CHAIR & COMMISSIONERS
Commissioner Lopez commented that on Walnut Grove Avenue freeway entrance heading east his wife reported
graffiti to Cal Trans, it wasremoved, but the graffiti has returned. He asked if staff can please check on this issue. He
furtheradded that the area is open and not closed off, so anyone can enter that area to graffiti and recommended it
be closed off.
Directorof CommunityDevelopmentValenzuela commented thatthe City Public Work's Director, Sam Gutierrez, has
been working with Cal Trans. They have been fixing the issue, but as soon as they remove the graffiti, someone
immediately graffiti's the area again. Staff is trying their best and she understands the frustration, and this issue has
also been brought to the City Council.
Commissioner Berry thanked staff for arranging the teleconference so thathe could attend virtually. Commissioner
Berry and his family really appreciated it.
7.ADJOURNMENT
Vice -Chair Tang adjourned the meeting at 7:14 p.m. The next regularPlanning Commission Meeting is scheduled for
November 17, 2025, at 7:00 PM in the Council Chambers.
ATTEST:
Annie Lao
Senior Planner
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John Tang
Vice -Chair