Naperville Planning and Zoning Commission Meeting - August 20, 2025

The Naperville Planning and Zoning Commission met on Wednesday, August 20, 2025, at 7:00 PM in City Council Chambers. The commission considered five public hearings: a continuation for a data center, a controversial drive-through coffee shop, an escape room, a fence variance, and a health spa expansion. The meeting ended with a tie vote on the Dutch Bros proposal, meaning no recommendation was forwarded to the City Council.

Continuation – 1960 Lucent Lane (Karis Critical Data Centers)

• The petitioner requested to continue the public hearing to the September 3, 2025 PZC meeting. Staff supported the request. The commission opened the public hearing and unanimously concurred with the continuance.

Public Hearing – Dutch Bros Coffee Shop (1230 S. Naper Boulevard)

• Staff presented the request for a major change to the Market Meadows PUD, deviations to eliminate the required bypass lane and reduce parking from 1,100 spaces to 887 spaces (a net loss of 39 spaces from the previously approved 926), and a preliminary/final plat of subdivision. The project includes a drive-through coffee shop with dual lanes, a walk-up window, and a traffic management plan for the grand opening.
• Petitioner Ryan Fitzgerald (Shorewood Development Group) spoke in support, noting agreements with major tenants (Jewel, US Bank) and a corporate operator with a national track record. He stated Dutch Bros will open 35 locations in Chicagoland by end of 2026, which should mitigate long-term traffic.
• Commissioner concerns centered on safety, lack of a full bypass lane, traffic stacking on shopping center aisles, and enforcement of conditions. Commissioner Bansal noted safety as a priority. Commissioner Naumes asked about tenant agreements and long-term traffic patterns. Commissioner Wright cited lessons from another local coffee shop and urged a long-term plan. Commissioner McDaniel expressed doubt about traffic estimates and noted a study of 7Brew stacking.
• The public hearing was closed. A motion to approve failed on a 4-4 tie vote (Ayes: Richelia, Wright, Naumes, Robbins; Nays: Abubaker, Castagnoli, McDaniel, Bansal). No recommendation was sent to City Council.

Public Hearing – Escapology (2603 Aurora Avenue, Suite 107)

• Staff described a conditional use request for an amusement establishment and a parking variance to reduce required parking from 63 spaces to 28 spaces. The escape room operates by appointment, and parking data from comparable locations showed 28 spaces are sufficient.
• Petitioner Samuel Stockton stated the business will have 12 escape rooms with scheduled bookings, requiring only 17–18 spaces. Commissioners expressed support, calling the business a good fit for the community.
• The commission voted unanimously (8-0) to approve the request.

Public Hearing – Saints Peter and Paul Fence (115 E. Benton Avenue)

• Staff presented a variance request to allow a 6-foot high fence along the east property line (exceeding the 4-foot maximum for a front yard). The fence is intended to provide a safety barrier for elementary school children and continue an existing fence line.
• Petitioner Brad Drendel, a school parent and parishioner, explained the need. One public comment received about traffic concerns, but staff noted no changes to access points. Commissioners supported the request for safety and aesthetic consistency.
• The commission voted unanimously (8-0) to approve the variance.

Public Hearing – Barber Haus/Health Haus (232 S. Washington Street, Suites 6 & 7)

• Staff presented a variance to allow a health spa on the first floor in the B4 downtown district (normally restricted to second floor and above). The tenant space lacks visibility from Washington Street and is accessed via a courtyard. The petitioner, Eric Sowa, already operates Barber Haus in suite 7 and plans to expand with Health Haus in suite 6.
• The Downtown Naperville Alliance Board unanimously supported the proposal. Commissioners noted the location's low retail viability and the expansion of a well-established local business. Commissioner Bansal inquired about marketing, and staff confirmed other health spas have been approved in low-traffic areas.
• The commission voted unanimously (8-0) to approve the variance.

Reports and Recommendations

• The commission approved the minutes of the August 6, 2025 meeting without changes.

Key Outcomes

• Karis Data Centers: Continued to September 3, 2025 (unanimous).
• Dutch Bros Coffee Shop: Motion to approve failed 4-4; no recommendation to City Council.
• Escapology: Approved unanimously (8-0) for conditional use and parking variance.
• Saints Peter and Paul Fence: Approved unanimously (8-0) for the 6-foot fence variance.
• Barber Haus/Health Haus: Approved unanimously (8-0) for the first-floor health spa variance.
• Meeting adjourned at 8:03 PM.