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PL24-0095 (Special Conditional Use Permit)
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LOCATION MAP
PROJECT NO.: PL24-0095 (Special Conditional Use Permit)
APPLICANT: Tieyong Wang
REQUEST: A request to establish a foot and body massage establishment within an existing 1,328 square foot commercial tenant space located at the Yorba-Riverside Plaza, in the Commercial General (CG) zoning district.
LOCATION: 4774 Riverside Drive, Unit H (APN: 1016-443-15)
RECOMMENDATION
recommendation
Adopt Planning Commission Resolution No. PC2024-026, approving PL24-0095 (Special Conditional Use Permit), based upon the findings and subject to the departmental conditions of approval.
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SURROUNDING ZONING AND LAND USE:
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Existing Land Use |
General Plan |
Zoning District |
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Project Site - |
Commercial (Yorba-Riverside Plaza) |
General Commercial (GC) |
Commercial General (CG) |
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North - |
Residential (Villa Del Sol Apartments) |
Residential, 20 dwelling units/acre (RD 20) |
Residential, 20 dwelling units/acre (RD 20) |
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East - |
Residential |
Office Commercial (OC) |
Commercial Office (CO) |
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South - |
Commercial (Stater Brothers Plaza), Residential |
General Commercial (GC), Residential, 20 dwelling units/acre (RD 20) |
Commercial General (CG), Residential, 20 dwelling units/acre (RD 20) |
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West - |
Residential |
General Commercial (GC) |
Commercial General (CG) |
BACKGROUND
The applicant, Tieyong Wang with WT Cozy Spa, is requesting approval of a Special Conditional Use Permit (SCUP) to establish a foot and body massage establishment within an existing 1,328 square-foot commercial tenant space located at 4774 Riverside Drive Unit H within the Yorba-Riverside Plaza. The subject tenant space is on the second floor of a multitenant commercial building and was previously occupied by an advertising company that closed in 2023. In the last ten years, there has not been a massage business at this location. The tenant space below on the first floor is currently occupied by Mothers Nutritional Center. The applicant owns and operates another existing massage establishment, Tarzana Foot Massage, located at 18399 Ventura Boulevard, Unit 5, Tarzana, CA. This will be the applicant’s second massage establishment.
ISSUES/ANALYSIS
The proposed massage establishment is located within the Commercial General (CG) zoning district, which serves the commercial needs of the city as a whole and nearby residents. Chapters 20.06.030 and 5.24 of the Chino Municipal Code (CMC) require approval of a SCUP by the Planning Commission for standalone massage establishments in all commercial zones.
WT Cozy Spa is proposed to be staffed with up to five licensed and insured massage therapists. The facility is proposed to operate Monday through Sunday between the hours of 10:00 a.m. to 9:00 p.m. The floor plan identifies the facility will have four massage rooms, a reception area in the front, and a bathroom. The establishment offers full body massages, lymphatic detoxes, shiatsu, oil massages, and hot stone therapy. The nearest massage facility to this location is Rainbow Foot Massage located at 3686 Riverside Drive #F.
The City has massage ordinance standards that are outlined in CMC, Chapter 5.24 - Massage Establishments. Furthermore, the Chino Police Department has reviewed the project and outlined standard security measures for the facility that are included as conditions of approval for the project. The applicant is aware of these standards and conditions and has agreed to abide by them. Chapter 5.24 of the CMC also requires the application for a massage establishment to obtain a Special Business Permit through the Business License Division. This process includes a background check for the business owner(s) and manager(s). Additionally, each massage technician is required to provide proof of California Massage Therapy Council (CAMTC) certification. The City requires these steps to be complete prior to issuing a business license.
Public Noticing
A 10-day notice was mailed to all property owners within a 300-foot radius of the project site. In addition, a notice was published in the Chino Champion on December 7, 2024, and the City sent information out on the City’s social media platforms. In response to the public notice, no comments have been received. The notice meets legal noticing requirements.
ENVIRONMENTAL REVIEW
In compliance with the California Environmental Quality Act (CEQA), pursuant to Guideline § 15301 - Existing Facilities, the Project qualifies as being categorically exempt from CEQA and will have no significant impact on the environment. Furthermore, none of the exceptions to the categorical exemptions set forth in the CEQA Guidelines 15300.2, apply to this project.