TO: PLANNING COMMISSION
FROM: BRAD JOHNSON, COMMUNITY DEVELOPMENT DIRECTOR
DATE: JULY 7, 2026
SUBJECT:
Title
REQUEST FOR A CONDITIONAL USE PERMIT (FILE #25-C10) TO ALLOW FOR THE COMMERCIAL USE OF TENANT SPACE AS A MASSAGE ESTABLISHMENT, LOCATED IN THE COMMERCIAL HIGHWAY ZONING DISTRICT AT 665 EAST FOOTHILL BOULEVARD, UNIT F. APPLICANT - TRACY BRENNAN (DBA CLAREMONT YOGA)
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SUMMARY
The applicant, Tracy Brennan (dba Claremont Yoga), is requesting approval of a Conditional Use Permit (CUP) File #25-C10 to allow the operation of a massage establishment. The proposed massage establishment would occupy an approximately 853 square feet tenant space at 665 East Foothill Boulevard, Unit F, located in the College Center commercial complex at the northwest corner of Foothill Boulevard and College Avenue.
Staff finds the proposed use is appropriate for the site, finds that the review criteria for the CUP can be met and the use is consistent with the Claremont Municipal Code (CMC) and General Plan, is not out of character with the existing commercial complex, and would add to the diverse mix of uses currently located within the complex.
RECOMMENDATION
Recommended Action
Staff recommends the Planning Commission:
A. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CLAREMONT, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT (FILE #25-C10), TO ALLOW FOR THE COMMERCIAL USE OF TENANT SPACE AS A MASSAGE ESTABLISHMENT, LOCATED IN THE COMMERCIAL HIGHWAY ZONING DISTRICT AT 665 EAST FOOTHILL BOULEVARD, SUITE F. APPLICANT - TRACY BRENNAN (DBA CLAREMONT YOGA); and
B. Find this item is exempt from environmental review under the California Environmental Quality Act (CEQA).
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ALTERNATIVES TO RECOMMENDATION
In addition to the recommendation, there are the following alternatives:
A. Approve the project with additional or revised Conditions of Approval.
B. Deny the Conditional Use Permit #25-C10, specifically identifying the findings of Section 16.303.040 that cannot be met.
FINANCIAL REVIEW
The processing of this application has no financial impact on the City as the applicant is responsible for paying all costs associated with its review and approval.
ANALYSIS
Background
The project site has a General Plan designation of Commercial and is located within the Commercial Highway (CH) zoning district.
Pursuant to the Municipal Code, the commercial zones were established to “provide opportunities, including supermarkets, theaters, restaurants, and specialty retail stores”. The CH District, pursuant to CMC Section 16.051.010, is intended to provide for a broad spectrum of “general retail, service, and office use to serve local, as well as broader regional, market areas”. These uses may be more intense and/or are typically more dependent on their visibility to large volumes of traffic than the uses located in the City’s other commercial districts. The tenant space, Unit F, which the applicant is proposing to occupy has a total area of approximately 853 square feet.
Pursuant to CMC Section 16.051.020 (Table 16.051.A - Permitted Use Chart), the CH zoning district uses characterized as “massage as ancillary use to primary permitted use”, which is categorized under “administrative/professional” require the approval of a CUP. This process allows the Planning Commission to carefully review each required business component and, if approved, add conditions specific to its operation.
On September 22, 2015, the City Council approved Ordinance Nos. 2015-09 and 2015-10 amending the Claremont Municipal Code and Village Expansion Specific Plan placing restrictions on existing and proposed massage therapy businesses within the City. The ordinances were in response to Assembly Bill 1147, enacted to combat suspected problems with human trafficking and prostitution associated with some massage establishments.
Surrounding uses include the following: multi-family apartments, commercial retail, medical/health services, restaurants, personal services, children’s educational classes, and college campus (Harvey Mudd). Neighboring businesses consist of the Village Mutt pet store to the east and Magnolia Bistro to the west in the same shopping center.
Project Description
Yoga studios are permitted by right in the Commercial Highway (CH) zone. The applicant, Tracy Brennan (dba Clarmont Yoga), is a yoga instructor and has operated Claremont Yoga since 2009, starting in the Claremont Village area. The Pandemic forced her to close her yoga studio in the Claremont Village, but she reopened her business at a second location on Foothill Boulevard in 2021. She has since outgrown the second location and moved her yoga studio into 665 East Foothill Boulevard, Unit E, since April of 2026. In addition to yoga classes, she intends to add massage therapies to her offerings at Claremont Yoga as an ancillary component to compliment a holistic lifestyle. She has provided her business operation statement (Attachment B) that describes her plans.
The massage business will serve mostly as a complementary service to her yoga clients, but can also function independently. Massage therapies will be offered by appointment only, where customers can book the massage service online. Currently, the applicant has two licensed massage therapists that are ready to move in. She aims to grow to have three massage therapists in the future. Since each massage therapist will treat up to four clients a day, when the massage therapy function is at capacity with three massage therapists, there will be a total of 12 customers maximum per day. Most of the maximum of 12 customers are anticipated to also be yoga customers who will make one trip for both the yoga class and massage therapy. The types of massages that will be offered are Swedish, Deep Tissue, and Neuromuscular myofascial massage.
All massage therapists will work part-time and be on-site only when an appointment has been confirmed through an online booking system. Since the business hours for the yoga studio are 8:00 AM to 10:00 PM, seven days a week, the applicant is proposing that massage service bookings be available during the same business hours.
The applicant has provided a floor plan (Attachment D) for her business, showing both Unit E and Unit F. Unit E is for her yoga studio, while Unit F is intended for the proposed massage function. Clients for the two components of her business will share one entrance from Unit F where there is a lobby and a door that connects to Unit E for yoga. In Unit F, there is a hallway that connects to three massage therapy rooms. The hallway also leads to an open area where there is a washbasin with hot and cold water, as well as a restroom where there is also a washbasin with hot and cold water. The washbasin in the open area is 18 feet away from the closest massage room and 38 feet away from the furthest massage room, providing convenient access to clients and massage therapists alike. In total, there are two washbasins that provide hot and cold water in Unit F for the massage component of the business, meeting Section 16.099.010.C2 of the CMC for massage establishments.
No additional floor area would be added to the existing tenant space or the overall building footprint. Parking for the proposed use is adequately served by the existing lot, located to the front, rear, and sides of the tenant space, which offers 108 spaces, four of which are ADA compliant. Additionally, Planning staff consulted the Claremont Police Department, and the Police Department has no objections to the proposed massage establishment.
Planning staff support the approval of Conditional Use Permit #25-C10 based upon the following criteria: the applicant is a licensed technician with experience, and the tenant space is well-suited for a massage establishment and located near comparable uses.
Basis for Recommendation
The approval of a CUP, for a new massage business, requires that the Planning Commission make certain findings as set forth in Section 16.303.040 of the CMC. Staff has reviewed the proposal and determined that the business satisfies each of the necessary findings as described in detail in the draft approval resolution (Attachment A).
CEQA REVIEW
The Community Development Department has determined that the project under review is categorically exempt from the provisions of the California Environmental Quality Act (CEQA), pursuant to Section 15301 - Existing Facilities (Class 1), in that the project entails the continued leasing of an existing tenant space within a private structure involving no expansion of an existing or former use. The project involves the operation, permitting, and leasing of a commercial use that is consistent with the zoning designation, General Plan Land Use district, and uses within other tenant spaces of the same building and complex, and does not proposed any expansion of the existing tenant space proposed for use, and will not require additional site improvements to accommodate the business operations proposed. Therefore, no further environmental review is necessary.
PUBLIC NOTICE PROCESS
The agenda and staff report for this item have been posted on the City website and distributed to interested parties. If you desire a copy, please contact Nhi Atienza at natienza@claremontca.gov.
On Thursday, June 25, 2026, the property was posted and written notices were mailed to property owners within 300 feet of the boundaries of the site. Copies of this staff report have been sent to the applicant and all other interested parties.
Submitted by: Reviewed by:
Brad Johnson Christopher Veirs
Community Development Director City Planner
Prepared by:
Catherine Lin, AICP
Senior Planner
Attachments:
A - Draft Resolution
B - Business Operation Statement
C - Site Plan
D - Floor Plan
E - Site Photos