505 Third Street Hudson, Wisconsin 54016 ph:(715)-386-4765 fx:(715)386-3385 www.hudsonwi.gov
To:
From:
Date:
Subject:
Plan Commission
Emily Boles - Executive Assistant June 08, 2021
Discussion and possible action on a conditional use permit application for massage business at 1615 Maxwell Drive Unit #3 - Swan Massage
Background:
Guizhi Wei, owner of Swan Massage, has submitted a conditional use permit application for a massage business at 1615 Maxwell Drive Unit #3. The property is located within a B-2 General Business Zoning District and requires a conditional use permit for massage therapy.
Mrs. Wei has been a massage therapist since 2017 and plans to be the only massage therapist in the early stages of the business. A receptionist will be hired to greet customers and for other administrative tasks.
Services offered include Swedish, deep tissue, and hot stone massages. The applicant proposes operation hours from 9:00 a.m. to 9:00 p.m. Monday through Sunday.
The floorplan includes a reception area, four treatment rooms, and a breakroom with laundry facilities.
Parking stall needs for the overall 1615 Maxwell Drive building are met. The building offers 26 stalls for all tenants and their clients to utilize meeting the one stall per 200 square feet of gross leasable floor area requirement as per Municipal Code 255-48(H)3(a).
A neighborhood meeting was hosted on April 19, 2021. Staff have not received any comment from neighboring property owners or businesses.
Recommendationed Action:
Approve the conditional use permit for Swan Massage to operate a massage business at 1615 Maxwell Drive Unit #3 with the following condition(s):
1. The applicant adheres to all state, federal, and local permitting requirements.
2. Business hours shall be limited to Monday through Sunday from 9:00 a.m. to 9:00 p.m.
3. That a building permit be issued as necessary for unit remodeling through the City of Hudson Building Inspector Department.
4. The conditional use permit be reviewed in one year following facility occupation.
5. Any omissions of any conditions not listed shall not release the property owner/developer from abiding by City Ordinances.
Attachments:
1615 MAXWELL DRIVE UNIT 3 - CONDITIONAL USE PERMIT APP
04/29/2021
Guizhi Wei
1111 E Emerson Ave Apt A, Monterey Park, CA 91755 952-261-9588 [email protected]
Swan Massage
1615 Maxwell Drive Unit #3 Hudson, WI 54016
1615 Maxwell Drive, Unit 3 – Proposed Massage Business
Project Address: 1615 Maxwell Drive, Unit 3, Hudson, Wisconsin
Reason for Conditional Use Permit Request: Sauna or massage parlor with 400 ft between establishments
City of Hudson Municipal Code Section: §255 Zoning - Attachment 1 – Table of Permitted Uses Location Map:
Project Proposal:
Business Name: Swan Massage
Business Services: Massage in a variety of styles including Swedish Massage, Deep Tissue Massage, Hot Stone Massage, Shiatsu, etc.
Number of employees: One employee. The business owner will be the only massage therapist in the beginning and may hire an additional therapist once the business picks up.
Hours and days of operation: 9:00 am to 9:00 pm Monday through Sunday.
Swan Massage Therapy Business Plan
Executive summary
Swan Massage is a sole proprietorship owned by Guizhi Wei. Mrs.Wei has been a Licensed Massage Therapist in the State of Minnesota since Dec 2017, and has been engaged in massage therapist since then.
Company description
The store will be managed by Mrs. Wei and she will be the only massage therapist in the early stage. Once the business starts to pick up, she will hire another therapist.
Product/service
We offer massage in a variety of styles (Swedish Massage, Deep Tissue Massage, Hot Stone Massage, Shiatsu, etc.).
Target market
• People who are busy or who have high-stress jobs are often in need of massage services to help them manage their stress levels.
• Athletes and sporting professionals commonly need massage services to help with pain management, rehabilitation, and the strengthening or relaxing of muscles.
• Elderly patients and those with medical conditions often find relief with massage services. Many seniors seek therapeutic massage to decrease stress and to help manage aches and pains. For those who have suffered a stroke or live with arthritis, massage has been proven to help with recovery and management.
• Students who are seeking relief from the stress of studies and daily life. High school and university students are good target markets since they face constant performance anxiety and stress, often needing a break to relax and calm their nerves before important exams.
• People who are focused on a healthy lifestyle and their overall well-being are great targets for massage businesses. These clients know the importance of massage as an alternative form of therapy and medicine.
Competitive analysis
Hudson, Wisconsin is your average little city with a population of 13,000 people. There are ten massage therapy offices listed in the phone book. Almost all of them are sole proprietors and three of them business from a home-based location. After some
research of those massage therapy places, the pricing structure has been set as below for competitive reasons:
Fees Charged for Massage Therapy 1. 30 minute session—$50 2. 60 minute session—$70
Development plan
In the beginning, Mrs. Wei will be the only massage therapist. A reception will be hired to answer the phone calls and greet the customers. Once the business starts to grow, another massage therapist will be recruited to expand the business.
Business overview
The hours of operation will be from 9:00 am to 9:00 pm Monday through Sunday.
At this location we will have a main reception with two to three chairs for clients, a coffee table and a book shelf containing various handouts and info for clients to read while they wait.
There will be a total of four treatment rooms, complete with an adjustable bed, chair, wall charts of the human body and small drawer cabinet for storage.
In addition, we will also have a breakroom with for the staff to relax. The washer, dryer and the hot towel warmer will also be placed in the break room.
Financials
Revenue & Income Projections
Revenue from our own staff will be $101,920 per year. This was determined by having one therapist working four guest per day. At the hourly rate of $70 per hour, this figure totals $1,960 week for each of 52 weeks of the year.
Because all other positions are contracted and are not employed, we will not put them in our books as an expense. We will only record the revenue shares we receive and not the revenue the client will pay us. While we have attempted to base our income streams on best guess, we have determined that the number we provided here are on the low end and have the potential to go higher.
Start Up Expenses
1. Construction/Design—$25,000
2. Washing, Dryer, Refrigerator, Microwave, Hot towel warmers and other—$2,000 3. Massage equipment & Furniture-$4,000
4. Insurance -$800
5. Office Rental Deposit-$6,000 Total:37,800
Monthly operating expenses
• Office Rental—$1,950 per month
• Telephone—$80 per month
• Office supplies—$200 per month
• Utilities—$300 per month
• Advertising—$400 per month
Total—$2,930 in monthly operating expenses
