Planning hearing officer takes under submission permit for Kenilworth massage business after staff recommends approval

The Glendale Planning Hearing Officer on Nov. 12 took under submission a conditional use permit application for a massage establishment at 888 North Kenilworth Avenue after staff recommended approval with conditions.

Hearing Officer Eileen Babakani opened the hearing and read the case number PCUP-005290-2025, identifying applicants Camila (Camilla) Cavalcante Rodriguez and Anabel (Anibal) Guerrero and noting the property owner as Talia Kerigolian for 556 Arden LLC. Alan Lambert, the city case planner, told the hearing the proposal converts existing office space to a massage establishment in a two‑story mixed‑use building near Fremont Park and qualifies for a Class 1, existing‑facilities CEQA exemption because there is no building expansion.

"Given all the information presented here and in the staff report and with the recommended conditions of approval, staff recommends that the conditional use permit be approved," Lambert said, summarizing four required findings on general plan consistency, public safety, compatibility and adequate facilities. The planner estimated the tenant space at about 1,750 square feet (the business registration listed 1,900 square feet) and noted a discrepancy in the lease and site plan about the number of tuck‑under parking spaces.

A representative for the applicant—who identified himself in the record both as Anibal Guerrero and as Daniel Valerro—described Detox Me Spa as a women‑owned business that opened in February 2025 offering beauty services and said massage would be added by appointment only. "All massage therapy services at Detox Me Spa will be performed exclusively by CAMTC‑licensed professionals," the representative said, referencing the California Massage Therapy Council certification requirement discussed by staff.

The hearing reviewed 14 recommended conditions of approval. They require, among other items, that the project conform substantially to submitted plans, obtain design review for any exterior changes, secure all federal, state, county and city licenses and business registrations, allow access for inspections by the City of Glendale, the Los Angeles County Department of Public Health and CAMTC representatives, and maintain measures to minimize parking congestion, noise, light and odors. Lambert said failure to meet conditions could lead to permit revocation; the planner also noted that, if approved, the authorization would be valid for 10 years until Nov. 12, 2035, after which reapplication would be required.

Babakani flagged two items for modification in the final conditions: glazing for the waiting area and verification of parking. She said the Glendale Municipal Code requirement for massage establishments includes a glazed area of at least 10 square feet and a glazed opening height of at least 7 feet; the drawings submitted show a waiting‑area window height of about 5 feet 6 inches, so the applicant will need to adjust plans and obtain design or building permits as necessary. On parking, Lambert noted the lease specifically references one tuck‑under space while the site plan could be interpreted as showing two, and he asked the applicant to clarify the lease and site plan during plan check.

No in‑person public speakers signed up; Lambert said staff received one phone comment raising neighborhood parking concerns. The applicant agreed to the staff conditions on the record and showed the interior to the hearing via a short video for the public record.

The public hearing was closed and the case was taken under submission; the city will prepare a written decision and mail it to the applicant and anyone who provided a name and mailing address. The hearing adjourned at 10:04 a.m.