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HomeMy WebLinkAbout11/13/2025 P&Z Minutes (PZ-23-25) / 1699 Wall St 550-Q / CU: Massage Therapy1 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-23-25 PROPERTY ADDRESS: PETITIONER: PUBLICATION DATE: REQUEST: MEMBERS PRESENT: MEMBERS ABSENT: STAFF MEMBERS PRESENT: INTERESTED PARTIES: Hearing Date: November 13, 2025 1699 Wall Street Suite 550-Q Sharon LMT S&M LLC October 29, 2025 Conditional use approval to operate a massage therapy establishment at the subject property. Joseph Donnelly William Beattie Fay Costa Richard Rogers Wa lte r Szym cza k Michael Fricano Donald Olsen Ewa Weir Charles Hogan — Development Planner Jason Shallcross — Director of Community and Economic Development None Chairman Donnelly called the meeting to order at 7:00 PM. Commissioner Beattie made a motion seconded by Commissioner Szymczak to approve the minutes from the Planning and Zoning Commission meeting on October 23, 2025. The minutes were approved 3-0 with Commissioner Rogers and Commission Costa abstaining from the vote. After hearing two items of new business, Chairman Donnelly introduced case number PZ-23-25, 1699 Wall Street Suite 550-Q, a request for a conditional use to operate a massage therapy establishment at the subject property. Mr. Hogan introduced the subject property, a seven -story multi -tenant office building with a mixture of professional office uses. He reported that the petitioner formerly operated a massage therapy establishment ("A Plus Massages") at the subject property from 2016 to 2022, but she closed the business in 2022. Mr. Hogan explained that the petitioner would like to re-establish her massage therapy business at the subject property. Mr. Hogan noted that massage therapy businesses require new conditional use approval when there is change of location or change of ownership, or when the use is discontinued for 120 days. Planning & Zoning Commission Meeting — November 13, 2025 PZ-23-25 Mr. Hogan explained that the business will occupy a 120-square foot suite at the subject property. Shared bathrooms are located on the same floor and are accessible with a door code provided to clients by the petitioner. The petitioner wrote in her application that she strives to give her clients a better quality of life through the use of therapies to ease pain and promote overall wellness. Mr. Hogan reported that services outlined in the proposal include stretching, deep tissue, and Swedish massage. He stated that the petitioner will be the sole practitioner, with proposed hours of operation Monday through Wednesday, 11:OOAM to 6:OOPM. Mr. Hogan reported that no changes are proposed for the interior or exterior of the building. Mr. Hogan stated that the subject property is zoned B-3 Community Shopping District and the site has adequate parking. He noted that the proposed business is by appointment only and the petitioner will be the sole practitioner. Mr. Hogan confirmed 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. Mr. Hogan concluded that staff finds that the proposed conditional use meets the applicable standards contained in the Mount Prospect Zoning Ordinance. He 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 ofthe following motion: "A conditional use to operate a massage therapy establishment at 1699 Wall Street Suite 550-Q, subject to the following conditions: 1. Any massage therapist employed at the business establishment shall hold a valid massage therapist license with the State of Illinois; 2. Compliance with all applicable development, fire, building, and other Village Codes and regulations; and 3. A new conditional use approval shall be required for: a. A change of ownership involving 50% or more of the officers or partners; b. A change in legal entity; or c. A change in location." Mr. Hogan 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, Sharon Autman of Sharon LMT S&M LLC, 1699 Wall Street 550-Q, Mount Prospect. Chairman Donnelly asked the petitioner to provide brief description of their case. Ms. Autman stated that she moved back from Georgia in 2023, and has many clients in the area from the previous business she owned. Since the business will be in the same location, she thought she could just re -apply for a business license but realized she had to go through the zoning process, which she has never done before. Ms. Autman explained that she is asking for permission to work in the same building she was in before, but this time she has no employees. She used to have employees, but covid disrupted the business. Ms. Autman stated she didn't have enough help to keep the business running so she packed up and moved to Georgia, and then came back. She reiterated that she is asking for permission to do what she loves to do. Ms. Autman explained that Planning & Zoning Commission Meeting — November 13, 2025 PZ-23-25 has a good rapport with the Village, was a member of the chambers, and was involved in the community. She stated that she recently moved to Westchester from Woodridge, Illinois. Ms. Autman asked for permission to do what she loves to do and do it respectfully. Commissioner Beattie asked if she was moving into the same suite as before. Ms. Autman replied that it is not the same suite, but it is the same building. 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 Szymczak seconded the motion. UPON ROLL CALL AYES: Szymczak, Beattie, Rogers, Costa, Donnelly NAYS: None The Planning and Zoning Commission gave a positive recommendation (5-0) to the Village Board for the December 2, 2025 meeting. After hearing one more item 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 8:34 PM. b, adry mow., ^ M Antonia Lalagos, Development Planner Planning & Zoning Commission Meeting — November 13, 2025 PZ-23-25