DRCL_MASSAGEACES_120925.PDF
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City of Tempe Community Development Department Planning Division Mail Stop 01-7 PO Box 5002 Tempe, AZ 85280-5002 www.tempe.gov December 11, 2025 Yinyu Shi 1720 East Warner Road #8 Tempe AZ 85284 massageaces85284@gmail.com RE: MASSAGE ACES 1761 East Warner Road, Suite 16 DS251731 / PL250344 / ZUP250108 Dear Yinyu Shi: At its meeting of December 9, 2025, the Development Review Commission approved the request for MASSAGE ACES, located at 1761 East Warner Road, Suite 16. The site is in the PCC-1 (Planned Commercial Center) zoning district. This approval will allow a massage establishment in the PCC-1 zoning district. The request included the following: ZUP250108 Use Permit to allow a massage establishment within the PCC-1 zoning district. This approval is subject to the assigned Conditions of Approval as follows: CONDITION(S) OF APPROVAL: (Non-standard conditions are identified in bold) 1. The Use Permit is valid only after a Building Permit has been obtained, the required inspections have been completed and a Final Inspection has been passed. As part of the Building Permit process, on-site storm water retention may be required to be verified or accomplished on this Site. 2. The Use Permit is valid for the plans as submitted within this application. Any additions or modifications may be submitted for review during the building plan check process. 3. Hours of operation to end no later than 9:00 p.m. on a daily basis, Sunday through Saturday. 4. The Use Permit is valid for MASSAGE ACES and may be transferable to successors in interest through an administrative review with the Community Development Director, or designee. 5. All required permits and clearances shall be obtained from the Audit and Licensing Division of the City of Tempe prior to the Use Permit becoming effective. 6. All required Federal, State, County, and Municipal permits, licenses, and clearances shall be obtained, or the Use Permit is void. MASSAGE ACES – PL250344 Page 2 December 11, 2025 7. If there are any complaints arising from the Use Permit that are verified by a consensus of the complaining party and the City Attorney’s office, the Use Permit will be reviewed by City staff to determine the need for a public hearing to reevaluate the appropriateness of the Use Permit, which may result in revocation of the Use Permit. 8. An application for an updated Shared Parking Model must be submitted, within 90 calendar days of the Use Permit approval. An applications must be made to Community Development by visiting www.tempe.gov/planning. CODE/ORDINANCE REQUIREMENTS: THE BULLETED ITEMS REFER TO EXISTING CODE OR ORDINANCES THAT PLANNING STAFF OBSERVES ARE PERTINENT TO THIS CASE. THE BULLET ITEMS ARE INCLUDED TO ALERT THE DESIGN TEAM AND ASSIST IN OBTAINING A BUILDING PERMIT AND ARE NOT AN EXHAUSTIVE LIST. This approval for the Use Permit review did not include a comprehensive evaluation of the site for code compliance; the scope of approval is for the use permit only. The property owner should be aware of all city codes and zoning ordinances applicable to the property including maintenance and conformance with the codes. Below is a partial list of references provided to advise the owner of pertinent code requirements; this is not an exhaustive list. TEMPE CITY CODE: Specific requirements of the Tempe City Code are not listed but apply to any application https://library.municode.com/az/tempe/codes/city_code ZONING AND DEVELOPMENT CODE: Specific requirements of the Zoning and Development Code (ZDC) are not listed as a condition of approval but apply to any application. To avoid unnecessary review time and reduce the potential for multiple plan check submittals, become familiar with the ZDC. Access the ZDC through www.tempe.gov/zoning or purchase from Community Development. BUILDING & FIRE CODES: Any modifications to the buildings involving mechanical, electrical, plumbing or structural tenant improvements that would require a building permit must obtain required permits. ENGINEERING CODES: Any site modifications affecting utilities, retention or engineering code requirements must obtain required permits. LIGHTING: Site security lighting shall comply with requirements of ZDC Part 4 Chapter 8 (Lighting) and ZDC Appendix E (Photometric Plan). Avoid conflicts between lights and trees or other site features in order to maintain illumination levels for exterior lighting. Make sure that light fixtures do not create glare and are full-cutoff fixtures. https://library.municode.com/az/tempe/codes/zoning_and_development_code?nodeId=ZONING_DEVELOPMENT_CODE_PT 4_DEST_CH8_LI Any changes to lighting would require a minor Development Plan Review. LANDSCAPE: All landscape shall be maintained per the approved landscape plan for the site. Property owners are responsible to replace dead or missing plant material and to maintain all parking landscape islands, street front trees and ground covers, and perimeter planting materials. https://library.municode.com/az/tempe/codes/zoning_and_development_code?nodeId=ZONING_DEVELOPMENT_CODE_PT 4_DEST_CH7_LAWA Any changes to landscape on site would require a minor Development Plan Review. SIGNS: Separate plan review process is required for signs in accordance with requirements of ZDC Part 4 Chapter 9 (Signs). Refer to www.tempe.gov/signs. USE PERMIT: The Use Permit is valid for MASSAGE ACES and may be transferable to successors in interest through an administrative review with the Community Development Director, or designee. MASSAGE ACES – PL250344 Page 3 December 11, 2025 The Use Permit approval shall be void if the use is not commenced or if an application for a building permit has not been submitted, whichever is applicable, within twelve (12) months after the Use Permit is granted or within the time stipulated by the decision-making body. Specific requirements of the Zoning and Development Code (ZDC) are not listed as a condition of approval but will apply to any application. To avoid unnecessary review time and reduce the potential for multiple plan check submittals, become familiar with the ZDC. Access the ZDC through http://www.tempe.gov/zoning or purchase from Development Services. Any intensification or expansion of use shall require a new Use Permit. POLICE DEPARTMENT SECURITY REQUIREMENTS: If the development includes a use listed in City Code Section 26-70(c), the Owner is required to prepare a security plan with the Police Department. The architect should be involved to verify any modification that would require design revisions. To avoid revisions to permitted construction documents, initial meetings with the Police Department regarding the security plan are recommended before building permits are issued. At a minimum, the Owner shall contact the Police Department to begin security plan process approximately eight weeks prior to receipt of certificate of occupancy. In sign-related violations, corrections shall be made within five (5) days of Development Review Commission action; in all other matters, corrections shall be made within fifteen (15) days of Development Review Commission action, unless specifically conditioned otherwise by the Development Review Commission. You are further advised that the above does not waive the requirements for obtaining building permits and other clearances as may be necessary. In the event you desire to appeal the decision or conditions of approval to the City Council, you must submit an appeal application and letter to the Tempe Community Development Department within fourteen (14) calendar days of the date of the Development Review Commission decision. A fee is required for a complete appeal application in order to be scheduled on a City Council agenda. If you have questions, please contact me at (480) 350-8486 or Whitney_Mayfield@tempe.gov. Sincerely, Whitney Mayfield Planner WM/jb cc: monty@mpmanagementaz.com; julie_burns@tempe.gov file