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PL24-0034 (Special Conditional Use Permit)
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LOCATION MAP
PROJECT NO.: PL24-0034 (Special Conditional Use Permit)
APPLICANT: Mei Yang
REQUEST: A request to establish a foot and body massage establishment within a 785 square foot tenant space located within the Chino Village Center in the CN (Commercial Neighborhood) zoning district.
LOCATION: 4141 Riverside Drive (APN 1019-101-05)
RECOMMENDATION
recommendation
Adopt Planning Commission Resolution No. PC2024-014, approving PL24-0034 (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 (Chino Village Center) |
Commercial Neighborhood (CN) |
Commercial Neighborhood (CN) |
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North - |
County of San Bernardino |
County of San Bernardino |
County of San Bernardino |
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East - |
Residential |
Residential, 2 dwelling units/acre (RD 2) |
Residential, 2 dwelling units/acre (RD 2) |
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South - |
Residential |
Residential, 2 dwelling units/acre (RD 2) |
Residential, 2 dwelling units/acre (RD 2) |
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West - |
County of San Bernardino |
County of San Bernardino |
County of San Bernardino |
BACKGROUND
The applicant, Mei Yang, is requesting approval to establish a foot and body massage establishment in an existing 785 square-foot tenant space located at 4141 Riverside Drive, within the Chino Village Center at the southeast corner of Riverside Drive and Pipeline Avenue. The tenant space was previously occupied by a beauty salon that closed in 2020. The adjacent uses within the center include a dry cleaner to the west of the tenant space and a strawberry farm to the east. The applicant does not own nor operate any other massage establishments.
ISSUES/ANALYSIS
The proposed massage establishment, Cure Wellness, is proposed within the Commercial Neighborhood (CN) 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 Special Conditional Use Permit (SCUP) by the Planning Commission for standalone massage establishments in all commercial zones. The proposed business will be independently owned and operated and is not associated with a franchise.
Cure Wellness is expected to be staffed with up to five licensed and insured massage therapists. The facility is proposed to operate Monday through Friday between the hours of 10:00 a.m. to 7:00 p.m., and Saturday by appointment only. The business will be closed on Sunday. The floor plan identifies the facility will have three massage rooms, a lobby/reception area in front, and a restroom and laundry room in the rear. The establishment offers deep tissue massages, reflexology massages, and lymphatic drainage massages. Each of these massages are offered at 60-minute, 90-minute, or 120-minute intervals. Complimentary cupping, aromatherapy, and hot stone therapy is offered with all massage services. The nearest massage facility to this location is Massage Green Spa, located at the Chino Spectrum Marketplace, on the northwest corner of Grand Avenue and Pipeline Avenue. A letter explaining the business operation in greater detail is attached as Exhibit A.
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 June 8, 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 exceeds legal noticing requirements.
ENVIRONMENTAL REVIEW
Staff has performed a preliminary environmental assessment of this proposed project and determined that it falls within the Class 1 Categorical Exemption set for in the California Environmental Quality Act (CEQA) Guidelines Section 15301, Existing Facilities. Furthermore, staff has determined that none of the exceptions to Categorical Exemptions set for in the CEQA Guidelines, section 15300.2 apply to the proposed project.
Attachment: Exhibit “A” - Letter explaining the business operation