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HomeMy WebLinkAbout11/13/2025 P&Z Minutes PZ-25-25 / 1728 E Kensington Rd / CU: Massage Therapy1 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-25-25 PROPERTY ADDRESS: PETITIONER: PUBLICATION DATE: REQUEST: MEMBERS PRESENT: MEMBERS ABSENT: STAFF MEMBERS PRESENT: INTERESTED PARTIES: Hearing Date: November 13, 2025 1728 East Kensington Road Terry Hilton L LC 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 MiguelAHernandez 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 three items of new business, Chairman Donnelly introduced case number PZ-25-25, 1728 East Kensington Road, a change of ownership for an existing massage therapy establishment at the subject property. Mr. Hogan introduced the subject property, a single -story multi -tenant commercial building with a mixture of restaurant, retail, childcare, professional office, and personal service establishments. He reported that the tenant space has been a massage therapy establishment since 2012, and prior it was used as a dentist office. Mr. Hogan explained that the petitioners propose to operate a 1,240 square foot massage establishment at the subject property, and intend to use the existing layout of the business and the Planning & Zoning Commission Meeting — November 13, 2025 PZ-25-25 existing sign. The application stated that the business will provide high -quality therapeutic massage services that promote relaxation, healing, and overall wellbeing. Services outlined in the proposal include Swedish massage, deep tissue massage, hot stone therapy, aromatherapy, reflexology, and couples massage. Mr. Hogan explained that there will be one full-time massage therapist to start, with potential to hire up to three more employees in the future. He noted that the proposed hours of operation are Monday through Sunday 10:OOAM to 10:OOPM. Mr. Hogan reported that clients are seen by appointment or walk-in, with up to seven appointments per day, each appointment lasting 60 to 90 minutes with 15 to 30 minutes between sessions for preparation and sanitation. 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. He reported that the addendums indicate the petitioners have been employed at massage establishments in Schaumburg, St Charles, Frankfort, and Orland Park, Illinois. Mr. Hogan stated that the subject property is a shopping center between 30,000and 150,000 square feet, which requires 4.5 spaces per 1,000 square feet of gross floor area. Restaurant tenants are calculated separately. He reported that the parking lot is striped with 206 parking stalls, including 7 accessible parking stalls. Mr. Hogan confirmed that the minimum parking requirement for the existing and proposed uses are met. 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 1728 East Kensington Road, 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 petitioners, Mu Chun Li and Shuxin Jian of Terry Hilton LLC, 1728 East Kensington Road, Mount Prospect, and Miguel A Hernandez, of Orland Park. Chairman Donnelly asked the petitioner to provide brief description of their case. Planning & Zoning Commission Meeting — November 13, 2025 PZ-25-25 Mr. Hernandez explained that he knows the petitioners and is assisting them with the process. He explained that the petitioners had previously worked at the subject location and when the opportunity arose to buy the business, they purchased it from the prior owner and now have to go through the process of establishing the use. Mr. Hernandez stated that they mailed the legal notice and one envelope was returned. He shared that the petitioners have over 15 years of massage experience between them and confirmed that Ms. Li owns another establishment in Schaumburg and Ms. Jian owns another establishment in Orland Park. Mr. Hernandez reported that the petitioners recently acquired a business in Arlington Heights and that they wish to continue growing their business in Mount Prospect. Commissioner Rogers and Commissioner Beattie asked if the petitioners understood the conditions of approval. Mr. Hernandez replied that the petitioners completed the application and translated everything. He noted that Ms. Jian's husband speaks English and helped them too. Mr. Hernandez stated that Ms. Jian's husband could not attend the meeting so he offered to come instead. Earlier in the day he asked the petitioners to read over everything before the meeting to ensure they understood. Mr. Hernandez reiterated that as former employees of the business, both of them had longtime customers and that was why thought this would be a good opportunity. 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 Costa 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. 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 9 Antonia Lalagos, Development Planner Planning & Zoning Commission Meeting — November 13, 2025 PZ-25-25