CITY COUNCIL AGENDA ITEM
ACTION REQUESTED:
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Pass the ordinance approving a variance to Section 6-7D-4 of the Municipal Code to allow a fitness studio to operate at 50 S. Main Street, Suite 104 (Barry’s) - DEV-0103-2025
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Sara Kopinski, AICP
BOARD/COMMISSION REVIEW:
The Planning and Zoning Commission (PZC) considered the petitioner’s request on October 1, 2025, and voted to recommend approval (approved 8-0). Staff concurs.
BACKGROUND:
The subject property is located at 50 S. Main Street, Suite 104, and includes an approximately 4,266 square foot tenant space located within the Main Street Promenade East building. Main Street Promenade East (Promenade) includes a mix of retail, office and fitness uses. The property is zoned B4 (Downtown Core).
The petitioner requests approval of a variance to Section 6-7D-4 (Downtown Core District/ Required Conditions) to allow a general service use/fitness facility below the second floor in the B4 zoning district to lease Suite 104 to Barry’s. The petitioner has indicated that Suite 104 has not been leased since the opening of Main Street Promenade East in 2014.
Furthermore, staff notes that in November of 2021, Pure Barre received approval of a variance to allow a fitness studio to operate in a nearby, first-floor tenant space in the Promenade. This variance was supported due to the retail proposed at the front of the store and the property’s location on the edge of the downtown retail area.
DISCUSSION:
The subject property is zoned B4 (Downtown Core). 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 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 fitness facilities, but restricts their location to the second floor and above as these uses tend to be appointment driven and oftentimes do not provide complementary retail spaces that are consistent with the land uses permitted downtown. Per Section 6-7D-4 (B4: Required Conditions) of the Municipal Code, a variance is required to permit a fitness facility on the first floor of a building in the B4 district.
The petitioner is proposing to locate Barry’s in a first-floor tenant space. Barry’s is a fitness studio known for high intensity workouts including cardio and strength training, as well as its Fuel Bar (which offers customized shakes and grab and go items) and retail component. Barry’s has intentionally designed their proposed tenant space to include both a Fuel Bar and retail area along the Main Street frontage, to promote an active retail environment along the streetscape. The petitioner believes this setup reinforces Barry’s brand as a fitness lifestyle destination while driving additional foot traffic to the area throughout the day.
Staff is supportive of the petitioner’s requested variance and notes that the subject property’s location near the perimeter of the downtown boundaries may result in less pedestrian activity, making it difficult for tenants to rely on passersby to attract customers making retail less viable in these tenant spaces. The subject property’s history of vacancy further supports this finding. Barry’s fitness studio is anticipated to function as a destination that will help support surrounding businesses, bring additional traffic to the area, and result more economic activity along this portion of Main Street.
To ensure the intended retail environment of the downtown is maintained, staff has included the following conditions in the approval ordinance for Barry’s:
1. The portion of the tenant space adjacent to the Main Street storefront shall be dedicated to lobby/retail/café (Fuel Bar) space as generally shown on the attached Site Plan. Modifications to the Site Plan may be administratively approved so long as the lobby, Fuel Bar and retail environment along the Main Street storefront is maintained.
2. The variance shall only apply to the operation of a general service use (fitness studio) by Barry’s.
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 the proposed location of Barry’s has remained vacant since the Promenade’s construction nearly a decade ago; and, amongst other benefits, identifies that non-retail uses in underperforming spaces can help drive traffic to quieter areas while increasing exposure and sales for surrounding businesses.
Naperville Development Partnership (NDP) Input
In a memorandum to DNA, the Naperville Development Partnership (NDP) outlined that based on a PLACER AI analysis, allowing Barry’s to occupy space on the first floor of the Promenade would be a benefit to downtown Naperville. NDP also recommends consideration of non-retail uses in first floor spaces with historically low occupancy, such as Suite 104 of the Promenade.
Findings of Fact
The petitioner’s responses to the Standards for Granting a Variance can be found in the attachments. Upon review, the PZC and staff agree with the petitioner’s Findings and recommend their adoption by City Council.
Planning and Zoning Commission Action
The Planning and Zoning Commission conducted a public hearing to consider DEV-0103-2025 on October 1, 2025. The owner of Pure Barre, a nearby fitness studio, spoke against the petitioner’s request and outlined concerns with downtown parking capacity, and Barry’s membership prices. Following limited discussion, the PZC closed the public hearing and voted to recommend approval (approved 8-0).
Conclusions and Key Takeaways
The PZC and staff are supportive of the variance requested, subject to the conditions outlined, given the lack of pedestrian activity in the area and the subject property’s location near the perimeter of the downtown boundaries.