Zoning Regulations Needed for Massage Parlors

Women Involved in South Pasadena Political Action (WISPPA) and I have requested that the South Pasadena City Council direct the city staff and the Planning Commission to put proper planning procedures in place to deal with massage parlor establishments. We have seen a recent spike in these uses coming to our city in spite of the city’s recent efforts to crack down on license requirements in conjunction with state laws, including spot checks handled by the . While the city’s efforts to regulate this use has been a step in the right direction, it does not get at the heart of the problem that occurs when inappropriate land uses are not regulated by our zoning code.

The recently opened massage parlor across from our serves as an example of how this type of business does nothing to enhance our commercial areas. From the signage, to the closed draped storefront, to the type of clients it attracts, it does not represent a positive image for our city. In addition, the proliferation of these establishments (13 per our count) operating in our city is starting to create blight in our commercial areas.

The South Pasadena zoning code starts with a list of six policies to regulate land use which all stem from our General Plan. One of the policies states as follows:

“Encourage a pedestrian-friendly community by promoting a mix of land uses and pedestrian oriented development in our commercial areas. “

We believe there is nothing about a massage parlor that fits the above policy. This is the reason this use should be more strictly regulated in our zoning code before an applicant gets to the building permit and business license phase.

Unfortunately South Pasadena’s zoning code lumps massage parlors in with "personal services," making it more difficult to distinguish its impacts on our commercial areas when it is going through the approval process. For instance, a hair salon’s services will be typically visible from the street, while a massage parlor’s services are not, which makes it a poor fit for pedestrian-oriented retail spaces. This is why it is better to segregate massage parlors from the "personal services" category, allowing it to be more carefully regulated.

There are examples of other cities that have segregated massage parlors including the city of Glendale which designates “massage parlor” as its own land use category (specifically excluding it from "personal services") and where the use is allowed in their zoning code, it requires a Conditional Use Permit (CUP).  

A CUP allows the Planning Commission to determine, through findings, if this use is appropriate at a specific location long before it is built and business licenses are applied for.

In our case, if we did the same as the city of Glendale, our Planning Commission would be able to make the findings that a proposed massage parlor would NOT be an appropriate pedestrian-oriented development in many locations in our city and deny a CUP. In the instance where the staff and Planning Commission feel such a use is appropriate, they could condition the approval with appropriate standards to assure compatibility with the adjacent uses.

The additional benefit of the CUP process would be in the case where an allowed massage parlor became a problem. In that case, the city could call the operator and landlord back in for a CUP review. At that time, they could impose added conditions to their approval. Or if the establishment was clearly not in compliance, the city could revoke their CUP, effectively closing the business immediately.

In conclusion, we asked the City Council to direct the city's planning staff and the Planning Commission to look into separately regulating and restricting massage parlors in our city, and if necessary to consider putting an emergency moratorium on such uses until the proper zoning regulations are in place. We are pleased that at the end of their meeting this past Wednesday, Feb. 2, they agreed to do so.

WISPPA and I will be monitoring the staff and Planning Commission's efforts on this matter and keep you and your readers advised.

Lisa Pendleton, AIA (American Institute of Architects)
Former South Pasadena Planning Commissioner
Member of Women Involved in South Pasadena Political Action (WISPPA)