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*Concur with the Zoning Board of Appeals and Adopt an Ordinance Granting A Special Use Permit To Operate A Massage Service Establishment At 6955 North Avenue
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Introduction
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The Applicant, Bogumila Pawlucks, seeks Village approval of a special use permit to operate a massage service establishment located at 6955 North Avenue in the NA North Avenue Zoning District.
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Recommended Action
Adopt the Ordinance.
Prior Board Action
There is no prior Board action associated with this item.
Background
The Applicant seeks a special use permit to operate a massage service establishment in the NA North Avenue Zoning District. The Applicant is a licensed massage therapist, seeking to operate in an upstairs suite at the Subject Property.
The property is a multi-level, multi-tenant building that has historically been occupied by various office and service businesses. Based on available business licensing records, a massage service establishment previously operated from the building, but based on the date it was established, it appears to have been permitted under previous zoning regulations, and a special use permit is now required.
The adjacent land uses are predominantly commercial, office, and medical, with residential development to the south that is buffered by an alley. Similar appointment-based uses, such as small medical offices, would be permitted by right in this location, and based on the Applicant’s proposed operational plans, the massage service establishment use should be functionally similar in terms of its low impacts on adjacent properties and land uses. The limited number of clients in the space at any given time and limited daytime operating hours would be unlikely to cause detrimental impacts to neighboring businesses or the residential neighborhood to the south.
On September 10, 2026, the Project Review Team (PRT) reviewed the proposal. The PRT consists of representatives from various departments and divisions within the Village government. No concerns were raised regarding the proposed special use. On September 15th, the applicant, the Zoning Administrator, Chief Building Official, and other staff conducted a “walkthrough” of the suite to identify any occupancy issues and improvements that would need to be addressed.
Timing Considerations
The Village Board must act on this application within 60 days of receipt of the Plan Commission recommendation. If the Village Board does not act upon the application within 60 days of receipt, the application is deemed denied.
Financial Impact
The cost of legal notice is $168 from Planning & Urban Design Division account number 1001.46202.101.550652.
Operations Impact
There is no operating impact associated with this item. The item aligns with the department’s core service delivery. Approximately eight (8) hours of staff time have been put toward this item. Managing special use permit applications is a standard operating function of the Planning & Urban Design Division within the Development Services Department.
DEI Impact
There is no DEI impact associated with this item.
Community Input
The Zoning Board of Appeals held a public hearing on October 7, 2026. No one was present in opposition to the petition. The Petitioner received two letters of support. The Zoning Board of Appeals finds that allowing the operation of the massage services establishment as a special use permit is consistent with the Village’s Comprehensive Plan and is consistent with the spirit and intent of the Zoning Ordinance.
The Zoning Board of Appeals recommends to the Village President and Board of Trustees that the special use be approved by a 5-0 vote. The Findings of Fact report is attached to this agenda item, and the video of the public hearing can be seen using the following link: <https://www.oak-park.us/your-government/citizen-commissions/commission-tv>.
Staff Recommendation
Adopt the Ordinance approving the special use permit for a massage service establishment.
Advantages:
• Massage therapy businesses add to the overall health benefit opportunities.
• The business will occupy a previously vacant space
• The business adds to commercial vitality within the North Avenue corridor.
Disadvantages:
• There are no disadvantages for a professional services business to be located on the second floor of a multi-use building.
Alternatives
Alternative 1:
The Board can reject the Ordinance and deny the special use permit.
Advantages:
• This opens up a commercial space for other uses.
Disadvantages:
• The current space will remain vacant and not support the tax base.
Anticipated Future Actions
There are no future actions by the Village Board.
Prepared By: Mike Bruce, Planning & Urban Design Manager/Village Planner
Reviewed By: Craig Failor, Director of Development Services
Approved By: Kevin J. Jackson, Village Manager
Attachment(s):
1. Ordinance
2. Findings of Facts
3. Application
4. Staff Report
5. Letters of Support.