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PC – 2026-10 – Approving CUP 25-01 Permitting a Massage Service Use. The Subject Located at 3163 San Gabriel Blvd, Unit 101 in the Medium Commercial Zone with a Freeway Corridor Mixed-Use Development – Corridor Overlays (C-3/FCMU-C)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-3/FCMU-C) WHEREAS, on June 11, 2025, Xiaoyun Huang submitted an application for a Conditional Use Permit to operate a massage services use at 3163 San Gabriel Boulevard, Unit 101. WHEREAS, 3163 San Gabriel Boulevard is located in the Medium Commercial Zone with a Freeway Corridor Mixed -Use Development — Corridor Overlays (C-3/FCMU- C). WHEREAS, Section 17.132.040 of the Rosemead Municipal Code provides the criteria for a Conditional Use Permit; WHEREAS, Sections 65800 & 65900 of the California Government Code and Section 17.132.040 of the Rosemead Municipal Code authorize the Planning Commission to approve, conditionally approve, or deny Conditional Use Permit applications; WHEREAS, on October 23, 2025, fifty-five (55) notices were sent to property owners within a 300 -foot radius from the subject property, the notice was published in the Rosemead Reader, and notices were posted in five (5) public locations and on site, specifying the availability of the application, and the date, time, and location of the public hearing for Conditional Use Permit 25-01; WHEREAS, on November 3, 2025, the Planning Commission held a duly noticed and advertised public hearing to receive oral and written testimony relative to Conditional Use Permit 25-01; and WHEREAS, the Rosemead Planning Commission has sufficiently considered all testimony presented to them in order to make the following determination. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Rosemead as follows: SECTION 1. The Planning Commission HEREBY DETERMINES that Conditional Use Permit 25-01 is classified as a Class 1 Categorical Exemptions, Section 15301 of the California Environmental Quality Act (CEQA) guidelines exempts projects consisting of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency's determination. Accordingly, CUP 25-01 is classified as a Class 1 Categorical Exemption, pursuant to Section 15301 of CEQA guidelines. SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES that facts do exist to justify approving Conditional Use Permit 25-01, in accordance with Section 17.132.040 of the Rosemead Municipal Code as follows: FINDING 1: Approval of the application will not be 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. FACT: The project site is located along San Gabriel Boulevard, which is an established commercial corridor in the City. The Chief of Police has reviewed the project and provided conditions of approval to ensure the use would not be materially detrimental to the public health, safety, and general welfare. The conditions include the installation of adequate lighting within the parking lot and exterior of the building and the implementation of a 24-hour video surveillance system. In addition, the Chief of Police also reviewed the applicable crime statistics and the applicant's security plan to ensure all concerns are mitigated. FINDING 2: The use is consistent with the General Plan. FACT: The General Plan Land Use Designation for the project site is Mixed -Use: Residential/Commercial (60 du/ac), which supports a combination of residential and commercial development as well as standalone commercial uses. This designation emphasizes the establishment of businesses that provide goods and services to the surrounding community. Approval of the application will strengthen existing commercial activity within the established commercial corridor and promote opportunities for local economic development. Therefore, the proposed use is consistent with the goals and policies of the City's General Plan. FINDING 3: The use is consistent with the provisions of this Zoning Code. FACT: 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. The use is consistent with the applicable provisions of the Zoning Code and has satisfied all of the applicable minimum requirements of the Zoning Code. FINDING 4: Processing and approval of the permit application are in compliance with the requirements of the California Environmental Quality Act. FACT: Section 15301 of the California Environmental Quality Act guidelines exempts projects consisting of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use beyond oil that existing at the time of the lead agency's determination. Accordingly, Conditional Use Permit 25-01 is classified as a Class 1 Categorical Exemption, pursuant to Section 15301 of California Environmental Quality Act guidelines. FINDING 5: 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. FACT: The project does not include any new development and would not increase the floor area of the existing building. The project only includes an interior tenant improvement to replace all two-way glass windows within the unit with solid walls. These improvements would not affect the exterior building fagade. SECTION 3. The Planning Commission HEREBY APPROVES Conditional Use Permit 25-01, permitting a massage services use located at 3163 San Gabriel Boulevard, Unit 101 and subject to the conditions listed in Attachment "A" attached hereto and incorporated herein by reference. 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 November 3, 2025, by the following vote: AYES: ESCOBAR, BERRY, LOPEZ, AND TANG NOES: NONE ABSTAIN: NONE ABSENT: UNG 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. PASSED, APPROVED, and ADOPTED this 3rd day of November, 2025. fW4" LnT John Png, Vice Chair 3 CERTIFICATION I hereby certify that the foregoing is a true copy of a resolution adopted by the Planning Commission of the City of Rosemead at its regular meeting, held on the 31d day of November, 2025 by the following vote: AYES: ESCOBAR, BERRY, LOPEZ, AND TANG NOES: NONE ABSTAIN: NONE ABSENT: UNG Ak Lily alenzuela, Secretary APPROVED AS TO FORM: Stephanie Gutierrez !+ Burke, Williams & Sorensen, LLP ATTACHMENT "A" (PC RESOLUTION 25-10) CONDITIONAL USE PERMIT 25-01 3163 SAN GABRIEL BOULEVARD (APN: 5287-029-032) CONDITIONS OF APPROVAL NOVEMBER 3, 2025 Standard Conditions of Approvals 1. Conditional Use Permit 25-01 ("Project') is approved for a massage services use, in accordance with the plans marked Exhibit "B", dated October 27, 2025. Any minor revisions to the approved plans must be resubmitted for Planning Division review and, if satisfactory, approval. 2. The following conditions must be complied to the satisfaction of the Planning Division prior to final approval of the associated plans, building permits, occupancy permits, or any other appropriate request. 3. The conditions listed on this exhibit shall be copied directly onto any development plans subsequently submitted to the Planning and Building Divisions. 4. Approval of Project shall not take effect for any purpose until the applicant(s) have filed with the City of Rosemead ("City") a notarized affidavit stating that he/she is aware of and accepts all of the conditions of approval as set forth in the letter of approval and this list of conditions within ten (10) days from the Planning Commission approval date. 5. The on-site public hearing notice posting shall be removed by the end of the 10 - day appeal period of Project. 6. Project is approved for a period of one (1) year. The applicant(s) shall commence the approved project or request an extension within 30 calendar days prior to expiration. The one (1) year initial approval period shall be effective from the Planning Commission approval date. For the purpose of this petition, project commencement shall be defined as beginning the permitting process with the Planning and Building Divisions, so long as the project is not abandoned. If Project has been unused, abandoned, or discontinued for a period of one (1) year, it shall become null and void. 7. The Planning Commission hereby authorizes the Planning Division to make and/or approve minor modifications to the project and to these conditions of approval. 5 8. Project is granted or approved with the City and its Planning Commission and City Council retaining and reserving the right and jurisdiction to review and to modify the permit, including the conditions of approval based on changed circumstances. Changed circumstances include, but are not limited to, the modification of the use, a change in scope, emphasis, size, or nature of the use, or the expansion, alteration, reconfiguration, or change of use. This reservation of right to review is 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. 9. 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 aside, 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. 10. The applicant(s) shall comply with all Federal, State, and local laws relative to the approved use, including the requirements of the Planning, Building, Public Works, Fire, Sheriff, and Health Departments. 11. Building permits will not be issued in connection with any project until such time as all plan check fees and all other applicable fees are paid in full. Prior to issuance of building permits, any required school fees shall be paid. The applicant shall provide the City with written verification of compliance from the applicable school districts. 12. 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. 13. The hours of construction shall be limited from 7:00 a.m. to 8:00 p.m., Monday through Saturday. No construction shall take place on Sundays or on any federal holiday, without prior approval by the City. The applicant shall abide by the noise control sections of the Rosemead Municipal Code. 14. The Building Division, Planning Division, and Engineering Division shall have access to the project site at any time during construction to monitor progress. 15. All requirements of the Building and Safety Division, Planning Division, and Engineering Division shall be complied with prior to the final approval of the proposed construction. R 16. All ground level mechanical/utility equipment (including meters, back flow prevention devices, fire valves, A/C condensers, furnaces, and other equipment) shall be located away from public view or adequately screened by landscaping or screening walls so as not to be seen from the public right-of-way. 17. Violations of the conditions of approval may result in citation and/or initiation of revocation proceedings. 18. The site shall be maintained in a graffiti -free state. Any graffiti shall be removed within twenty-four (24) hours. 19. The site shall be maintained in a clean, weed and litter free state. Project Specific Conditions of Approval 20. 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. 21. 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. 22. The massage establishment shall abide by all requirements set forth in the Rosemead Municipal Code relating to massage establishments. 23. The massage establishment shall comply with the security plan approved by the Chief of Police and Public Safety Department. 24. Curtains, closed blinds, tints, or any other material shall not block the visibility into the interior reception and waiting areas during business hours. 25. The proposed signage shall be professionally constructed using high-quality materials (i.e., metal -pinned, hardwood, or individually -mounted and internally illuminated channel letters). A sign plan for the business shall be submitted to the Planning and Building and Safety Divisions for review and approval. 7 Chief of Police Conditions of Approval 26. 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 27. The video surveillance must be stored for a minimum of 30 days and be made available to law enforcement and code enforcement upon request. 28. The parking lot and exterior of the business must maintain good lighting during the hours of darkness. 29. The property shall be subject to inspections by Code and Law Enforcement during business hours. Building & Safety Division Conditions of Approval 30. The second sheet of building plans is to list all conditions of approval and to include a copy of the Planning Commission Decision letter. This information shall be incorporated into the plans prior to the first submittal for plan check. 31. Plans prepared in compliance with the current Building Code shall be submitted to Building Division for review prior permit issuance. 32. Separate application and plan review is required for Electrical plans. 33. Separate application and plan review is required for Plumbing plans.