AGENDA
ITEM NO. 2
DATE: October 22, 2024
ITEM NO. 2
DATE: October 22, 2024
PLANNING DEPARTMENT STAFF REPORT
SUBJECT
CONDITIONAL USE PERMIT NO. 24-07
CATEGORICAL EXEMPTION
APPLICANT: Xuhe Yuan
LOCATION: 112 Plaza Drive, Suite #639
REQUEST: The applicant is requesting a conditional use permit to allow a massage parlor (Relax Station) to be located within an existing tenant space at the Plaza West Covina Mall in the "Urban Center" (UC) Zone of the Downtown Plan and Code.
CATEGORICAL EXEMPTION
APPLICANT: Xuhe Yuan
LOCATION: 112 Plaza Drive, Suite #639
REQUEST: The applicant is requesting a conditional use permit to allow a massage parlor (Relax Station) to be located within an existing tenant space at the Plaza West Covina Mall in the "Urban Center" (UC) Zone of the Downtown Plan and Code.
BACKGROUND
The project site is an existing tenant space located on the 2nd floor of the Plaza West Covina Mall.
The Plaza West Covina Shopping Center is approximately 71 acres and is comprised of several parcels of land located between West Covina Parkway, Sunset Avenue, the San Bernardino Freeway (I-10) and Vincent Avenue.
The Plaza West Covina Shopping Center is approximately 71 acres and is comprised of several parcels of land located between West Covina Parkway, Sunset Avenue, the San Bernardino Freeway (I-10) and Vincent Avenue.
| Item | Description |
|---|---|
| ZONING AND GENERAL PLAN | "Urban Center Zone" (UC) and "Commercial" (C) |
| SURROUNDING LAND USES AND ZONING | North: Urban Center Zone (Downtown Plan); Plaza West Covina Parking Lot East: Urban Center Zone (Downtown Plan); Macy's South: Urban Center Zone (Downtown Plan); JC Penney West: Urban Center Zone (Downtown Plan); Vacant Sears |
| CURRENT DEVELOPMENT | The Plaza West Covina Mall |
| LEGAL NOTICE | Legal notice was published in the San Gabriel Valley Tribune at least 10 days prior to the public meeting, and was mailed to 75 owners of the properties located within 500 feet of the subject site. |
DISCUSSION
The applicant is proposing to operate a 1,147 square foot tenant space for massage use (Relax Station). The subject tenant space is located on the second floor of the Plaza West Covina Mall, near the food court. Relax Station is classified as a massage parlor. The Downtown Plan requires the approval of a conditional use permit for massage parlors.
Relax Station will be designed with an open floor plan with pony walls that are 4 feet, 3 inches (4'-3") high. Clients can choose to have either chair or table massage options. Specialized foot reflexology treatments will also be offered, focusing on pressure points in the feet to promote relaxation and overall wellness. The business will accommodate both scheduled appointments and walk-in customers. The proposed massage services aim to cater to the wellness needs of the community, promoting health and relaxation in a convenient and accessible manner.
Relax Station will have three (3) employees at any given time. The proposed hours of operation are the mall hours : Monday - Thursday 11:00AM - 8:00 PM, Friday and Saturday 10:00 AM - 9:00 PM and Sunday 11:00 AM - 7:00 PM.
The following conditions of approval have been added to the resolution to ensure that the use would not have undesirable impacts:
The mall provides 5,936 parking spaces and requires 5,539 parking spaces based on all uses onsite (397 parking space surplus). The use would utilize the parking calculation similar to office uses, which require 1 parking space for every 350 square feet of gross floor area. The proposed use requires 3 parking spaces. The proposed use will not have an effect on current parking calculations.
Relax Station will be designed with an open floor plan with pony walls that are 4 feet, 3 inches (4'-3") high. Clients can choose to have either chair or table massage options. Specialized foot reflexology treatments will also be offered, focusing on pressure points in the feet to promote relaxation and overall wellness. The business will accommodate both scheduled appointments and walk-in customers. The proposed massage services aim to cater to the wellness needs of the community, promoting health and relaxation in a convenient and accessible manner.
Relax Station will have three (3) employees at any given time. The proposed hours of operation are the mall hours : Monday - Thursday 11:00AM - 8:00 PM, Friday and Saturday 10:00 AM - 9:00 PM and Sunday 11:00 AM - 7:00 PM.
The following conditions of approval have been added to the resolution to ensure that the use would not have undesirable impacts:
- All employees and/or independent contractors providing massage services shall be certified by the California Massage Therapist Counsel (CAMTC). The business and each independent contractor shall have an active City of West Covina Business License.
- The business shall not operate outside of the Plaza West Covina's operating hours.
- Any changes to the approved floor plan, including but not limited to the construction of new walls, offices, massage rooms, storage rooms, etc. shall require Planning Commission review and amendment of the conditional use permit.
The mall provides 5,936 parking spaces and requires 5,539 parking spaces based on all uses onsite (397 parking space surplus). The use would utilize the parking calculation similar to office uses, which require 1 parking space for every 350 square feet of gross floor area. The proposed use requires 3 parking spaces. The proposed use will not have an effect on current parking calculations.
REQUIRED FINDINGS
a. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well-being of the neighborhood or community.
The proposed massage services are designed to meet the community's wellness needs, offering a convenient and accessible way to promote health and relaxation.
b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity.
The massage services will not, as conditioned, pose any harm to the health, safety, peace, or general welfare of individuals residing or working nearby, nor will they cause damage to property or improvements in the surrounding area. The business will be operating consistent with the mall hours and all massage therapists are required to have CAMTC certification.
c. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust said use to the land and uses in the neighborhood and make it compatible therewith.
The subject site is adequate in size and shape to accommodate the proposed use. The site provides parking spaces, no major exterior modifications are proposed, and the existing building is compliant with all development standards.
d. That the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed use and that street patterns of such a nature exist as to guarantee that such generations will not be channeled through residential areas on local residential streets.
Access to the site is ample, with four major street access points on Vincent Avenue, West Covina Parkway, Sunset Avenue, and W. Garvey Avenue South, and other internal streets. No effect on required infrastructure will result from the proposed use. The proposed use is not anticipated to increase the amount of traffic to an unreasonable level.
e. That the granting of such a conditional use permit will not adversely affect the general plan of the city, or any other adopted plan of the city.
The granting of the Conditional Use Permit to allow the operation of a massage use will not adversely affect the West Covina General Plan, since the proposed use does not conflict with the site’s "Commercial" land use designation. The project is consistent with the following General Plan policies: Policy 2.1 Maintain and enhance the City’s current tax base and Policy 2.4 Building on and grow West Covina's regional appeal.
The proposed massage services are designed to meet the community's wellness needs, offering a convenient and accessible way to promote health and relaxation.
b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity.
The massage services will not, as conditioned, pose any harm to the health, safety, peace, or general welfare of individuals residing or working nearby, nor will they cause damage to property or improvements in the surrounding area. The business will be operating consistent with the mall hours and all massage therapists are required to have CAMTC certification.
c. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust said use to the land and uses in the neighborhood and make it compatible therewith.
The subject site is adequate in size and shape to accommodate the proposed use. The site provides parking spaces, no major exterior modifications are proposed, and the existing building is compliant with all development standards.
d. That the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed use and that street patterns of such a nature exist as to guarantee that such generations will not be channeled through residential areas on local residential streets.
Access to the site is ample, with four major street access points on Vincent Avenue, West Covina Parkway, Sunset Avenue, and W. Garvey Avenue South, and other internal streets. No effect on required infrastructure will result from the proposed use. The proposed use is not anticipated to increase the amount of traffic to an unreasonable level.
e. That the granting of such a conditional use permit will not adversely affect the general plan of the city, or any other adopted plan of the city.
The granting of the Conditional Use Permit to allow the operation of a massage use will not adversely affect the West Covina General Plan, since the proposed use does not conflict with the site’s "Commercial" land use designation. The project is consistent with the following General Plan policies: Policy 2.1 Maintain and enhance the City’s current tax base and Policy 2.4 Building on and grow West Covina's regional appeal.
GENERAL PLAN CONSISTENCY
The City's General Plan Land Use Element designates the subject property for Commercial uses. The project is consistent with the following General Plan policies:
- Policy 2.1 Maintain and enhance the City’s current tax base.
- Policy 2.4 Build on and grow West Covina's regional appeal.
ENVIRONMENTAL DETERMINATION
The project is a Categorical Exemption, Class 1 (Section 15301: Existing Facilities) pursuant to the requirements of the California Environmental Quality Act of 1970 (CEQA) since the project site involves only interior tenant improvements with no change to the exterior of the building or expansion of the floor area.
LEGAL REVIEW:
Staff recommends adopting Resolution No. 24-6151, approving Conditional Use Permit No. 24-07.
OPTIONS:
Plans may be viewed at the West Covina City Hall Planning Division Counter at 1444 W. Garvey Avenue South, 2nd floor- Room 208, West Covina CA 91790.
Submitted by:
Jerry Rivera, Assistant Planner