PLANNING AND ZONING COMMISSION AGENDA ITEM
ACTION REQUESTED:
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Conduct the public hearing for 232 S. Washington Street, Suite 6 & 7 (Barber Haus/Health Haus) - DEV-0099-2025
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Sara Kopinski, AICP
ENTITLEMENTS REQUESTED:
1. A variance to Section 6-7D-4 (B4/Required Conditions) of the Code to allow a general service use/health spa to locate on the first floor of a building in the City’s B4 zoning district.
BOARD/COMMISSION REVIEW:
Official notice for the public hearing for DEV-0099-2025 was published in the Naperville Sun on Sunday, August 3, 2025.
BACKGROUND:
The subject property is located on the east side of Washington Street, north of Chicago Avenue, and has a common street address of 232 S. Washington Street. The property is zoned B4 (Downtown Core) and is improved with a multi-tenant commercial building. Some of the building’s tenant spaces front Washington Street, while others front the Washington Street alley or a landscaped courtyard off the Washington Street alley. Suites 6 and 7 are two, ground floor tenant spaces that lack any visibility/frontage from Washington Street and are only visible from the courtyard and alley in the rear of the subject property.
The petitioner currently operates a barbershop known as Barber Haus in Suite 7 of the building. At this time, they wish to expand their services to include a health spa (to be known as Health Haus) in the adjacent suite, Suite 6. To do so, the petitioner requests approval of a variance to Section 6-7D-4 (B4/Required Conditions) of the Municipal Code to allow a general service use/health spa to locate on the first floor of a building in the City’s B4 zoning district.
DISCUSSION:
The petitioner seeks to expand their current barbershop operations to include a health spa known as Health Haus on the first floor of a multi-tenant, commercial building in the downtown. The petitioner believes that a health spa would complement the existing barbershop by providing broader services and retail for existing clientele and as well as attract new clients to a grooming and wellness destination. Health Haus is planned to include an IV drip center, med spa, chiropractor and specialty retail items such as electrolyte drinks, cold press juices, and specialty skin, hair, and scalp care products. The petitioner intends to create a one-stop-shop with an emphasis on wellness for men by expanding the existing services of Barber Haus.
An objective of the B4 District is to provide opportunities for retail businesses on the street level that create an active pedestrian realm and shopping destination within a concentrated commercial area. This district permits retail, eating and drinking establishments and commercial services (including beauty shops/salons) on any floor of a building as these uses often depend on visibility to attract walk-in customers. The B4 district also allows general services, including health spas, but restricts their location to the second floor and above. Per Section 6-7D-4 (B4: Required Conditions) of the Municipal Code, a variance is required to permit a health spa on the first floor of a building in the B4 district.
As noted in the Background section of this report, Suites 6 and 7 on the subject property do not have any frontage or visibility from Washington Street and cannot rely on passersby or pedestrian traffic to attract customers. The petitioner’s existing business, Barber Haus, has operated successfully from the alley as it functions as a destination with customers generally being by appointment only.
The adjacent suite, Suite 6, has been occupied by a makeup studio for approximately 3 years. Per the petitioner, their lease expires on August 31, 2025. Like Barber Haus, staff understands that this tenant operates as a destination for customers and trainees and does not rely on visibility from the street for clientele. As a result, staff finds both Suite 6 and Suite 7 on the subject property to have low retail viability due to their lack of visibility.
Staff agrees with the petitioner that establishing a health spa in Suite 6 will complement the adjacent uses and help support surrounding businesses by attracting additional traffic to the area. The addition of a health spa off the Washington Street alley will help bring more energy and economic activity to this space. Staff is supportive of the variance requested.
Downtown Naperville Alliance (DNA) Input
As outlined in the attached letter, the petitioner’s proposal received unanimous support by the Downtown Naperville Alliance (DNA) board. DNA notes that limited visibility makes this location challenging for traditional retail and that expanding a well-established local business is a smart way to show support for the business community.
Findings of Fact
The petitioner’s responses to the Standards for Granting a Variance can be found in the attachments. Upon review, staff agrees with the petitioner’s Findings and recommends their adoption by the Planning and Zoning Commission.
Conclusions and Key Takeaways
Staff finds the petitioner’s proposal to be consistent with the intentions of the City’s B4 zoning designation given the orientation of the building on the subject property and the limited visibility of Suites 6 and 7. Staff is supportive of the variance requested.