DRC_STAFF REPORT_MASSAGEACES_120925_FINAL.DOCX

PL250382– MASSAGE ACES 
Page 1
December 9, 2025
STAFF REPORT
MASSAGE ACES (PL250382)
PROJECT DATA
Project Address
1761 East Warner Road, Suite 16
Property Owner
Cobblestone Center LLC
Applicant
Yinyu Shi
Zoning District
PCC-1 (Planned Commercial Center)
Gross / Net Site Area
7.7 acres
Total Building Area
100,725 s.f.
Vehicle Parking
421 spaces (4 min. required)
Bicycle Parking
20 spaces (2 min. required)
Hours of Operation
9:30 a.m. to 9:00 p.m., Daily 
COMMENTS:
This site is located at the southwest corner of Warner Road and McClintock Dr, within the Cobblestone 
Center Plaza, in the PCC-1, Planned Commercial Center Neighborhood zoning district. The subject 
Suite 16 is located within the commercial center which includes an existing grocery store, service 
uses, medical uses (veterinary and dental), and restaurant uses. Single-family residences are adjacent 
to the south and west, and commercial uses to the east and north across Warner Road. The applicant 
has indicated they will be open 12.5 hours per day seven days a week, beginning with three staff with 
the capacity to expand their staff.  This establishment will have six private rooms and offer Swedish 
massage, hot stone, foot and body combo, aromatherapy, and foot massages. One room will be 
dedicated to foot massages, while the others will accommodate foot and body combinations 
treatments.
The applicant has not moved into the suite and is currently waiting for Use Permit approval and 
subsequent building permits.  A massage establishment license must also be approved prior to 
operating the proposed business. 
Existing uses on the site include: retail/restaurant buildings, and commercial uses
The applicant is requesting the Development Review Commission take action on
ZUP250108
Use Permit to allow a massage establishment within the PCC-1 zoning district.
PUBLIC INPUT
Staff has not received input from the public as of the publication of this report. 
POLICE INPUT
The Tempe Police Department will require a background check. 
  
USE PERMIT 
This request is to allow a massage establishment within the PCC-1, Planned Commercial Center 
Neighborhood zoning district. The business has not yet begun operation but has signed a lease 
agreement for the suite in question. The exterior of the building is not proposed to be altered.
Section 6-308(E) Approval criteria for Use Permit (in italics):

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December 9, 2025
1.
Any significant increase in vehicular or pedestrian traffic; this use is consistent with other 
commercial uses, service was the prior use and there will be no change in parking requirements, 
therefore there should be no significant increases in traffic.
2.
Nuisance arising from the emission of odor, dust, gas, noise, vibration, smoke, heat or glare at a 
level exceeding that of ambient conditions; the use is similar to or less intense than adjacent uses 
and is not expected to emit odor, dust, gas, vibration, smoke, heat or glare by nature of operations. 
The applicant is making tenant improvements that will create the rooms. 
3.
Contribution to the deterioration of the neighborhood or to the downgrading of property values, 
which is in conflict with the goals, objectives or policies for rehabilitation, redevelopment or 
conservation as set forth in the city’s adopted plans or General Plan; the business aligns with 
Tempe’s General Plan to foster wellness-oriented business by promoting relaxation and stress 
relief.
4.
Compatibility with existing surrounding structures and uses; the suite is approximately 1,168 
square feet in a row of inline tenants. The scale and nature of the business is appropriate for the 
area and should not disrupt the character of the neighborhood.
5.
Adequate control of disruptive behavior both inside and outside the premises which may create a 
nuisance to the surrounding area or general public; Massage Aces is implementing a policy of 
professional conduct, will have security cameras will be installed, and the applicant will enforce a 
no-tolerance policy for disruptive behavior. Activating the commercial center with this business will 
help with general site surveillance and customer safety in the parking lot.
REASONS FOR APPROVAL:
Based on the information provided by the applicant, the public input received and the above analysis 
staff supports approval of the requested Use Permit. This request meets the required criteria and will 
conform to the conditions.
SHOULD AN AFFIRMATIVE ACTION BE TAKEN ON THIS REQUEST, THE FOLLOWING 
NUMBERED CONDITIONS OF APPROVAL SHALL APPLY, BUT MAY BE AMENDED BY THE 
DECISION-MAKING BODY. 
CONDITION(S) OF APPROVAL:  (Non-standard conditions are identified in bold)
EACH NUMBERED ITEM IS A CONDITION OF APPROVAL.  THE DECISION-MAKING BODY MAY MODIFY, DELETE OR 
ADD TO THESE CONDITIONS.  
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.
7.
If there are any complaints arising from the Use Permit that are verified by a consensus of the 
complaining party and

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December 9, 2025
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_DEV
ELOPMENT_CODE_PT4_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_DEV
ELOPMENT_CODE_PT4_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.

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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. 

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.
HISTORY & FACTS:
April 3, 1977
The property was annexed into the City of Tempe.
December 9, 2025
This request is scheduled to be heard by the Development Review Commission.  
ZONING AND DEVELOPMENT CODE REFERENCE:
Section 3-202, Permitted Uses in Commercial and Mixed-Use Districts
Section 6-308, Use Permit
Section 6-313, Security Plan