Planning Commission

AGENDA Planning Commission Monday, January 26, 2026 (6:00 PM) 333 W. Michigan Ave. Three Rivers, MI 49093 Page 1. OPENING ITEMS 1.A. Call to Order 1.B. Roll Call 2. INITIAL BUSINESS 2.A. Approval of the Agenda 2.B. Approval of Minutes from last regular meeting: 2-3 Planning Commission - Dec 29 2025 - Minutes - Pdf 3. GENERAL COMMENTS This portion of the meeting is for general comments from the public regarding topics not on tonight's agenda. Each person will be allowed to address the Commission for 5 minutes. The purpose of general comments is to allow the public to address concerns to the Commission rather than present questions or engage in public debate or Q&A. 4. PUBLIC HEARINGS 4.A. Special Exception Use Permit -- Massage Establishment (740 S. US- 4-8 131) Special Exception Use Report to PC SEU Permit Application - Eden Spa (740 S. US-131) Zoning Permit & Inspection Report (25-TRC-Z00143) 5. DISCUSSION ITEMS 5.A. RRC update 5.B. Training information 5.C. Potential Zoning Amendment(s) 5.D. Updates on city projects / enforcement 6. CLOSING ITEMS 6.A. Commissioner Comments 6.B. Adjournment Following MPEA §15(9) PA 33, M.C.L. 125.3815(9), all commissioners are required to, as should any member of the public participating in the meeting, declare any potential conflict of interest prior to agenda item deliberations. Page 1 of 8  MEETING MINUTES Planning Commission Monday, December 29, 2025 (6:00 PM) 333 W. Michigan Ave. Three Rivers, MI 49093 The City of Three Rivers Planning Commission was called to order at the above date/time and location with the following members present: Chuck Friese, Jenny Koski, Holley Welton- Sangalli, Clayton Lyczynski, Josh Williams and John Beebe 1. OPENING ITEMS A. Call to Order Chair Friese called the meeting to order at 6:03pm. B. Welcome New Member Welcome \ to Josh Williams to the Planning Commission. C. Roll Call Per above (absent: Natelege Zaritz) Also present: Planning Commission Liaison, John Beebe 2. INITIAL BUSINESS A. Approval of the Agenda Planning Commissioner Jenny Koski made a motion to approve the agenda for tonight's meeting as presented; Planning Commissioner Holley Welton-Sangalli seconded the motion. Carried unanimously. B. Approval of Minutes Planning Commissioner Holley Welton-Sangalli made a motion to approve the minutes of the regular meeting held on December 1, 2025, as presented. Planning Commissioner Clayton Lyczynski seconded the motion. Carried unanimously. 3. GENERAL COMMENTS A. Planning Commission Chair Chuck Friese opened the meeting to the public for comments to the commission for any item not on tonight’s agenda at 6:07pm. Hearing no public comments, this portion of the meeting was closed. 4. BUSINESS / PUBLIC HEARINGS A. Master Plan 2025 Chair Friese opened the meeting to the public for comments to the commission for this business item at 6:16pm. Hearing no public comments, this portion of the meeting was closed. Commissioner comments followed. Page 2 of 8  Planning Commissioner Clayton Lyczynski made a motion for technical adoption by the Planning Commission and to recommend the City Commission formally adopt the revised 2025 Master Plan. Planning Commissioner Holley Welton-Sangalli seconded the motion. Carried unanimously. B. Ordinance Amendment: Low-Intensity Conditional Use for Small Lots Chair Friese opened the meeting to the public for comments to the commission for this agenda item at 7:10 pm. Hearing no public comments, this portion of the meeting was closed. Commissioner Comments followed. Planning Commissioner Jenny Koski made a motion to recommend the City Commission adopt the ordinance amendment for Low-Density Housing as presented pending city attorney review. Planning Commissioner Josh Williams seconded the motion. Carried unanimously. 5. DISCUSSION ITEMS A. Training opportunity Planning Commission Liaison John Beebe updated the commission to upcoming training opportunities coming up in January and March. 6. CLOSING ITEMS A. Commissioner Comments B. Adjournment Planning Commissioner Clayton Lyczynski made a motion to adjourn the meeting at 7:33pm; Planning Commissioner Holley Welton-Sangalli seconded the motion. Carried unanimously. Page 3 of 8  333 West Michigan Avenue • Three Rivers, Michigan 49093 269.273.1075 • www.threeriversmi.org Fax: 269.273.3132 REPORT TO: Honorable Chair and Planning Commission FROM: John Beebe (GIS Specialist/Planning Liaison) SUBJECT: Special Exception Use Review – Eden Spa (740 S. US-131) DATE: January 26, 2026 SUMMARY: MeiJun Zhou is leasing space in a commercial strip mall at 740 S. US-131 (i.e., North of the Meijer Gas Station) with the intention of providing a massage establishment on the premises. The submitted special (SEU) permit application has been reviewed by City Staff and, following City Code Sect. 30-34(C)(14), certain requirements must be met. Day spas and massage establishments are listed as a Special Exception Use in the City’s B-1 and B-2 zoning districts and are required to follow provisions outlined in Section 30-34(C)* of the City Code. ATTACHMENTS: SEU Permit application and related documentation FISCAL EFFECTS: None at this time RECOMMENDATION: It is recommended that the Planning Commission conduct a public hearing, review the submitted information and make a recommendation (with conditions) to the City Commission. Respectfully submitted, John Beebe City Planning Liaison * per 30-34(C)(14): a) comply with the Massage Establishment Licensing Regulations as outlined in Chapter 5 of the Three Rivers Code of Ordinances, as amended. b) not be located adjacent to an R-2 or R-4 Zoning District. c) so located as to abut a major thoroughfare, and all ingress and egress to the site shall be directly from said major thoroughfare. d) plans and specifications for a day spa and massage establishment shall be submitted to the Planning Commission in accordance with Section 30-36. Page 4 of 8  IHIIEI RIVERS City of Three Rivers 333 W. Michigan Ave. www.1hreeriversmi.org Three Rivers, Ml 49093 Phone: 269-273-1075 MICHIGAN APPLICATION FORSPECIALEXCEPTION USE (SEU) PERMIT PLEASECHECK1 (or more) “131apply: _Hume _Bed & Breakfast _ Communlcan‘on _Comractor‘s ToweI?ay ccupalIon “PUD Spa or Massage Establlshment or CPD_Jolnt Parklng‘ _0ff—Slre Parking _Domesxic Assaun Shelter Of?ce/Shop or Yard _nghr lndusuIal _Recvc|lng Facility_SoIar Farm or Wind Energy System _Neighborhocd Business _Profassional Business _Donatlon Box_Public Place of Worship (In zone:__) _0Kher (describe): h H Imam For marl/yam: busmcsxes,use: MarIjuana Establishment chense AppIIcation DATE I“ I ’ ‘H2923' APPLICANT NAME(S) 2kg“ MeIIJK/I I Cakjglm ADDRESS:gig CITY,ST(ZIP) Mmllé?f’lf PHONE Lb? 6 652 0252— ~ EMAIL(orAlt.Phone)me??l ‘W NAME 0FBUSINESS(0rdevelopment) Ed144 5])It HUSINESSADDRFSS: 25E5 US h';h!m?"11gl Three Rivers Ml (4909;) PLEASECUMPLFFE ALI.THATAPPLY TU PROPOSEDUSE: If?ECESSWY, attach 59907512page; N1 Brie?y describe the b_usiness (A e (including planned hours of operatIon and all goods and/or mvnczs 'Fowsed.O'hJ/el services): Ann ed hmm I gnaw/5m I m :nm ‘i’m Arm'6: 1‘7:pr mine; 312‘ In what portion, and what percentage (‘36) of, the buildingts) For PUDs, Contractors or Impound Yards, specify the W, .n‘ .; ' _ . of land to be used ( amount twine/y; #3. General Location/Site Description (includingwhere Jaint/O?~$ite Parking is located, when applicable): M mm.Tmiawow rim (9'm; MM; #4. Total Employees: l (includingapplicant) ecross out ifN/A M01 4 \ r 1 (print full name); Q_ _, per signature below, understand the premises associated with SEU perml requestsare subject to inspection and that any issues of non-compliance including, but not limited to, those resulting from said inspections may result in the am applyingVand l further understand I SEU rmits are termination of the permit for which I 5 eciic to owneixhi and location and that, if property, or portion of the roperty, used for said permit is not the used for the speci?c purpose(s) for which the JVHVIGICALCPIIUHU5C1§ grantee, salu pEl'mll may be revoked. SIGNATURE \ DATEFILED r2 44/21)}8/ Page 5 of 8 Page 6 of 8 Page 7 of 8 Page 8 of 8