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Planning commission approves conditional use permit for massage business at 492 North Garfield Avenue
Summary
On June 17, 2025, the Montebello Planning Commission voted 5-0 to approve a conditional use permit allowing a new appointment-only massage establishment at 492 N. Garfield Ave.; the permit includes conditions for background checks, inspections and a CEQA Class 1 exemption.
On June 17, 2025, the Montebello Planning Commission voted 5-0 to adopt resolution No. 07-25 and approve Conditional Use Permit case PC2025-004-CUP to allow a massage establishment at 492 North Garfield Avenue.
Staff presented the request as an application by Thomas Chu on behalf of owner Dogwang Sun. The property is zoned C-2 (general commercial) and is developed with a mixed-use building that contains four commercial units and one residential dwelling unit on the second floor. The project would occupy an existing 958-square-foot commercial unit and include four private massage rooms, a waiting room, laundry and restroom. Staff said the site has eight assigned parking spaces (four commercial units × two spaces each) and that the parcel was previously changed from R-1 to C-2 and is exempt from the municipal code’s minimum parking requirements under Ordinance No. 2377.
Staff told the commission the proposal must proceed through a conditional use permit under Montebello Municipal Code (MMC) chapter 17.70 and that massage establishments are permitted in C-2 only through a CUP. The staff report notes required administrative checks under MMC chapter 5.48: the applicant submitted live-scan background checks and copies of state massage-therapist certifications; the police chief will complete further investigations as part of the business license and administrative plan-check process. Staff also said police, code enforcement, fire inspectors or Los Angeles County Department of Public Health may inspect the premises at any time.
The staff report described the project as categorically exempt from CEQA under the Class 1 (existing facilities) exemption (CEQA Guideline §15301). Public hearing notices were mailed to owners within a 300-foot radius and published in the Whittier Daily News on June 5, 2025; staff reported no public comments were received for this item prior to the hearing.
The applicant’s representative, Thomas Chu, told commissioners he assists the owner, who operates one other similar business in West Covina, and confirmed the business model would be appointment-only. The staff report lists operating hours for the proposed establishment as 9:30 a.m. to 9:30 p.m., daily; staff said hours are consistent with other nonalcohol retail/ personal service businesses in Montebello and that conditions of approval can be revisited if the director of planning and community development determines the permit conditions are violated.
After brief commissioner questions and no public testimony, a motion to approve the CUP and adopt Resolution No. 07-25 passed on a 5-0 roll call: Commissioners Lopez, Cuevas (recorded as “Nuevas” in roll call), Morales, Vice Chair Lomeli and Chair Medina voted aye. The resolution includes standard conditions requiring compliance with applicable codes, background checks, and inspections prior to issuance of a business license.
The permit approval allows the owner to proceed with required plan-check, building-permit and business-license steps. Staff noted that compliance will be enforced through the business-license/inspection process and, if violations occur, the director may revisit conditions of approval or bring matters back to the commission.
