HomeMy WebLinkAbout07/10/2025 P&Z Minutes (PZ-09-25)1
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ-09-25 Hearing Date: July 10, 2025
PROPERTY ADDRESS: 1518 North Elmhurst Road
PETITIONER: Oriental Healing Massage Inc
Xinglian Tian
1518 N Elmhurst Rd
PUBLICATION DATE: June 25, 2025
REQUEST: Conditional use approval to operate a massage therapy
establishment at the subject property.
MEMBERS PRESENT: Joseph Donnelly
William Beattie
Ewa Weir
Walter Szymczak
Donald Olsen
Michael Fricano
MEMBERS ABSENT: Richard Rogers
STAFF MEMBERS PRESENT: Antonia Lalagos — Development Planner
INTERESTED PARTIES: Steve Ma
Chairman Donnelly called the meeting to order at 7:08 PM. Chairman Donnelly requested to change the
order of items on the agenda, to move case PZ-09-25, 1518 North Elmhurst Road, to the second item of
new business. Commissioner Beattie made a motion seconded by Commissioner Szymczak and the
Commissioners unanimously approved.
Chairman Donnelly moved on to Item 2, Approval of Minutes. Commissioner Beattie made a motion
seconded by Commissioner Szymczak to approve the minutes of the Planning and Zoning Commission
meeting on May 22, 2025. The minutes were approved 5-0, with Commissioner Weir abstaining.
After introducing one item of new business, Chairman Donnelly introduced case number PZ-09-25, 1518
North Elmhurst Road, a request for a conditional use to operate a massage therapy establishment at the
subject property. Massage therapy businesses require conditional use approval to operate.
Ms. Lalagos introduced the subject property, a single -story multi -tenant commercial building with a
mixture of restaurant, retail, medical, and personal service establishments.
Planning & Zoning Commission Meeting —July 10, 20215 PZ-09-25
Ms. Lalagos introduced the petitioner, Xinglian Tian of Oriental Healing Massage Inc, and explained that
the petitioner is proposing to operate a 1,500 square foot massage establishment at the subject
property. Ms. Lalagos reported that the tenant space was formerly occupied by a dry cleaning business
and has been vacant since 2022. She shared details from the petitioner's application, which stated that
the business will provide professional, comfortable, and efficient massage services to relieve stress,
relax the body, and improve blood circulation and sleep quality. The petitioner wrote that there will be
two full-time and one part-time massage therapists, including herself. Ms. Lalagos noted that the
proposed hours of operation are Monday through Sunday 9:30AM to 9:30PM, and clients would be seen
by appointment or walk-in.
Ms. Lalagos explained that the petitioner proposes to remodel the interior space to include eight
therapy rooms, an office, and a reception area, with an existing bathroom. No exterior work is proposed
aside from installation of a wall sign.
Ms. Lalagos indicated that the petitioner submitted a business license application and a massage
therapy addendum according to the requirements of Village Code Chapter 11, Article 7 for Massage
Establishments.
Ms. Lalagos discussed parking requirements. The subject property is a shopping center under 30,000
square feet, which requires 4 spaces per 1,000 square feet of gross floor area, and restaurants are
calculated separately. She reported that the parking lot is striped with 64 parking stalls, including 3
accessible parking stalls. Ms. Lalagos confirmed that the minimum parking requirement for the existing
and proposed uses are met.
Ms. Lalagos concluded that staff finds that the proposed conditional use meets the applicable standards
contained in the Mount Prospect Zoning Ordinance. She requested that the Planning and Zoning
Commission make a motion to adopt staffs findings as the findings of the Planning and Zoning
Commission and recommend approval of the following motion:
1. "A conditional use to operate a massage therapy establishment at 1518 North Elmhurst Road,
subject to the following conditions:
a. The petitioner shall submit a building permit application with architectural stamped and
signed permit drawings that indicate the building, mechanical, electrical, and plumbing
modifications;
b. Prior to issuance of a business license:
i. The petitioner shall pass all building permit inspections; and
ii. The petitioner shall submit to the Village valid state licenses for the massage
therapists to be employed at the business;
c. Any massage therapist employed at the business establishment shall hold a valid
massage therapist license with the State of Illinois;
d. Compliance with all applicable development, fire, building, and other Village Codes and
regulations; and
e. A new conditional use approval shall be required for:
i. A change of ownership involving 50% or more of the officers or partners;
ii. A change in legal entity; or
iii. A change in location."
Planning & Zoning Commission Meeting —July 10, 20215 PZ-09-25
Ms. Lalagos stated that the Village Board's decision is final for this case.
Seeing no questions from the Commissioners, Chairman Donnelly invited the petitioner to the stand.
Chairman Donnelly swore in the petitioner, Steve Ma and Xinglian Tian of Oriental Healing Massage Inc,
1518 North Elmhurst Road, Mount Prospect.
Chairman Donnelly asked the petitioner to provide a brief description of their case.
Mr. Ma stated that Ms. Tian is applying for a business license to open a professional massage service. He
explained that she currently owns a successful business in Lindenhurst, so is looking to expand the
business.
Commissioner Beattie asked if the business was moving from Lindenhurst.
Mr. Ma affirmed the Mount Prospect location would be a new location and is not replacing the existing
Lindenhurst location.
There were no public comments.
Hearing no further comments or questions, Chairman Donnelly closed the hearing and asked for a
motion to approve the conditions as noted in the staff report. Commissioner Beattie made a motion
and Commissioner Weir seconded the motion.
UPON ROLL CALL AYES: Szymczak, Weir, Olsen, Beattie, Fricano Donnelly
NAYS: None
The Planning and Zoning Commission gave a positive recommendation (6-0) to the Village Board for the
August 6, 2025 meeting.
After hearing two more items of new business, Chairman Donnelly asked if there were any citizens to be
heard.
Hearing no further discussion, Commissioner Weir made a motion seconded by Commissioner Beattie
and the meeting was adjourned at 7:54 PM.
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Antonia Lalagos, Development Planner
Planning & Zoning Commission Meeting —July 10, 20215 PZ-09-25