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HomeMy WebLinkAbout08/14/2025 P&Z Minutes (PZ-16-25) 1250 West Northwest Highway / CU: Major PUD Amendment1 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-16-25 PROPERTY ADDRESS: PETITIONER: PUBLICATION DATE: REQUEST: MEMBERS PRESENT: MEMBERS ABSENT: STAFF MEMBERS PRESENT: INTERESTED PARTIES: Hearing Date: August 14, 2025 1250 West Northwest Highway 101 Dr Skin Lab Inc July 30, 2025 Conditional use to amend an R-4 PUD to allow use exceptions at the subject property for personal training and esthetic skin care services Joseph Donnelly Ewa Weir Wa lte r Szym cza k Michael Fricano Richard Rogers William Beattie Donald Olsen None Antonia Lalagos — Development Planner Ann Choi — Development Planner Jason Shallcross — Director of Community & Economic Development Joseph An, ABCD Investment LLC Chairman Donnelly called the meeting to order at 7:01 PM. Commissioner Beattie made a motion seconded by Commissioner Szymczak to approve the minutes from the Planning and Zoning Commission meeting on July 24, 2025. The minutes were approved 7-0. After hearing one item of new business, Chairman Donnelly introduced case number PZ-16-25, 1250 West Northwest Highway 101, a request for conditional use approval to amend an existing Planned Unit Development (PUD) to allow use exceptions to provide personal training and esthetic skin care services at the subject property. Ms. Lalagos stated that the subject property is located on the north side of Northwest Highway, south of Meadows Park, and contains an existing multi -tenant office building with improvements. She reported that the two-story office building was originally constructed in 1978, and the permit history indicates that the building and site improvements have remained largely unchanged since construction. Ms. Lalagos explained that the subject property is part of an existing R-4 Multi -family Planning & Zoning Commission Meeting — August 14, 2025 PZ-16-25 Residential Planned Unit Development, commonly known as Meadows PUD. She indicated that Meadows PUD was created in 1977 via Ord. 2758 and is comprised of 6 lots of record containing the office building, a 54-unit condominium building, and four single-family residences. Ms. Lalagos shared that although the subject property's underlying zoning is R-4 Multi -family Residential, the office building can be occupied by uses allowed in the B-1 Business Office District. She noted that over the years, the subject property has been occupied by various professional and medical office users. Ms. Lalagos asserted that, according to business license records, the building was vacant from 2022 until March 2025 when it was purchased by a new owner. She reported that the second floor of the building is now occupied by a law office, real estate office, and Loan office. Ms. Lalagos stated that the petitioner, Dr Skin Lab Inc, intends to operate a business providing neurology outpatient services, personal training, and esthetic skin care, under the name Estheras Neuro Clinic and Spa. She shared that all client visits will be by appointment only and a maximum of five employees and clients are expected on site at any given time. Ms. Lalagos confirmed that massage therapy services will not be offered at the business. She noted that proposed hours of operation are Monday through Saturday, 10AM to 7PM. Ms. Lalagos explained that the petitioner's proposal includes one permitted use, a medical office, and two uses that are not allowed in the B-1 Business Office District: personal training and esthetic skin care. She stated that the petitioner must amend the PUD to allow for the use exceptions to be established at the subject property. Ms. Lalagos noted that no changes will be made to the building that require a building permit, and no changes are proposed for the exterior of the building or the parking lot. She said the petitioner intends to obtain a sign permit to replace the panels in the existing freestanding sign located on Northwest Highway. Ms. Lalagos shared that the subject property will contain a mixture of professional and medical offices, plus personal services. She stated that the required number of parking stalls is 16, and the existing parking lot is striped with 18 parking stalls, including one accessible. Ms. Lalagos confirmed that the proposal meets the minimum off-street parking requirements. She noted there will be one company vehicle stored at the location. Ms. Lalagos concluded that staff finds that the proposal meets the applicable standards contained in the Mount Prospect Zoning Ordinance. She requested that the Planning and Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and recommend approval of the following motion: "A conditional use to amend Ord. 2758 of the Meadows Planned Unit Development to allow a business providing personal training and esthetic skin care services at 1250 West Northwest Highway 101, Case No. PZ-16-25, subject to the following conditions: a. Services to be provided at the business are limited to those listed in Exhibit C: Neuro Clinic & Esthetic Therapeutic Spa Service Description; b. The company vehicle shall be parked behind the building so that the vehicle is not visible from Northwest Highway; c. The business shall hold a valid business license; and d. Compliance with all applicable development, fire, building, and other Village Codes and regulations." Planning & Zoning Commission Meeting — August 14, 2025 PZ-16-25 Ms. Lalagos stated that the Village Board's decision is final for the case. Commissioner Beattie asked why esthetic skin care is not considered a medical service. Ms. Lalagos explained the distinction, that neurological services are provided by a licensed physician, but the skin care and personal training are not provided by medical professionals. She noted that the skin care services are provided by licensed esthetician. Chairman Donnelly invited the petitioners to the stand. Chairman Donnelly swore in the petitioner, Cham Hee Choi and Sang Park, Dr Skin Lab Inc, 1250 West Northwest Highway 101 and Joseph An, owner and tenant of the subject property. Mr. An stated that his clients are seeking approval for a special use permit for a professional skin care clinic under the supervision of a licensed medical doctor. He explained that the property is already designated for professional uses such as medical office and law office. Mr. An suggested that the proposed use directly aligns with the purpose of the building and is most comparable to medical office. He noted that the building offers 18 private parking spaces and ample on -street parking which is more than sufficient for the use. Mr. An argued that operations will not increase traffic or noise beyond the level already typical of a professional office. He asserted that the business will enhance community health offerings while fully complying with the zoning code and medical regulations. Mr. An reiterated that no structural changes are proposed and the professional character of the building will be maintained. He noted that approving this permit will allow the Village of Mount Prospect to welcome a business that provides valuable health services, contribute to local employment, and occupy underutilized office space. Hearing no further comments or questions, Chairman Donnelly closed the hearing and asked for a motion to approve the conditional use, subject to the conditions listed in the staff report. Commissioner Beattie made a motion and Commissioner Szymczak seconded the motion. UPON ROLL CALL AYES: Szymczak, Weir, Olsen, Beattie, Rogers, Fricano, Donnelly NAYS: None The Planning and Zoning Commission gave a positive recommendation (7-0) to the Village Board for the September 2, 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 Beattie made a motion seconded by Commissioner Szymczak and the meeting was adjourned at 8:58 PM. b, adry mow., ^ M Antonia Lalagos, Development Planner Planning & Zoning Commission Meeting — August 14, 2025 PZ-16-25