December 3, 2025 Planning and Zoning Commission Meeting Summary

The Planning and Zoning Commission convened on December 3, 2025, to address a single public hearing regarding a conditional use and parking variance for a new car racing simulator business. The Commission reviewed a proposal by Naperville SRLC to locate "SIM Racing" in Unit 103 of the High Grove Plaza shopping center. Following a staff presentation and the petitioner's opening remarks, the Commission deliberated on the consistency of the use with the B-2 zoning district and the sufficiency of the proposed parking arrangement. After clarifying operational details including the appointment-only model and community engagement plans, the Commission unanimously approved the request subject to specific conditions regarding the number of simulators and parking mitigation measures. The meeting concluded with the approval of previous minutes and adjournment.

Consent Calendar

• Approval of Minutes: The Commission unanimously approved the minutes from the November 19, 2025, meeting without corrections.

Public Comments & Testimony

• Public Forum: No members of the public signed up to speak during the general public forum for issues not on the agenda.
• Public Testimony for DEV-0081-2025: No members of the public signed up to testify specifically for or against the application.
• Adjacent Business Support: Staff noted that the adjacent tenant, Extreme Dance Center, submitted a letter of support in the attachments for the proposed Sim Racing use and shared parking arrangement.

Discussion Items

• Staff Presentation (Brad Wiki):

  • Proposal: Petitioner Naperville SRLC seeks a conditional use for an amusement establishment (car racing simulators) and a parking variance (reducing requirement from 10 to 5 spaces per 1,000 sq ft) for a 4,500 sq ft unit.
  • Consistency: Staff found the use consistent with the B-2 district's intent for entertainment and the urban center land use designation.
  • Parking Analysis: The unit historically utilized 23 spaces (5 per 1,000 sq ft). Staff analysis of a shopping center parking survey showed Outlot C peaked at 52% capacity at 6 p.m. on a Wednesday. A survey from a comparable location in Algonquin, IL, showed a maximum of 17 spaces occupied at peak times. Staff recommended approval noting the appointment-only model reduces traffic.
  • Proposed Conditions: Limit simulators to 16 unless staff confirms no parking issues with an increase; require adequate measures for parking if needs cannot be met (e.g., limiting hours, adjusting operations, or creating overflow); ability to revoke variance for non-compliance.

• Petitioner Presentation (Yana):

  • Business Model: Described the business as high-fidelity simulators that mimic real driving physics, weather, and car adjustments. Operations are appointment-only to manage capacity and noise (headphones).
  • Capacity: The Naperville location will feature 16 simulators and a lounge area with TVs for spectators.
  • Staffing: Managed primarily by one manager (Matt), with occasional support.
  • Community Impact: Expressed strong desire to partner with local schools, high schools, and the Naperville community for programs such as toy drives and coaching aspiring racers who cannot afford real-world racing.
  • Parking: Confirmed relationship with Extreme Dance Center for shared parking; noted that most drop-offs are quick and parking is rarely an issue.

• Commissioner Deliberation:

  • Commissioner Long and Bar: Raised questions about left-hand driving simulations (clarified not currently available), competition formats (clarified no large crowds expected), and handicap parking accessibility (noted only one spot visible; staff confirmed it counts toward total but agreed to review code compliance). Expressed support for the concept.
  • Commissioner Wright: Inquired about simulator time slots (1-2 hours), potential wait times (petitioner noted patrons arrive on time), and staff size (1-2 people). Noted the reservation model alleviates parking concerns.
  • Commissioner McDaniel: Asked about age requirements (minimum is based on leg length, not age; cited a 6-7 year old operator); inquired about future kids' simulators (petitioner noted potential for 4 additional simulators within current parking allowance). Expressed enthusiasm and welcomed the business.
  • Commissioner Bansa and Namaste: Raised no comments or questions.
  • Commissioner Kiss: Echoed positive sentiments and noted potential partnerships with local entities like Iron Gate.

Key Outcomes

• Motion to Close Public Hearing: Carried unanimously.
• Motion to Approve DEV-0081-2025: Commission unanimously adopted findings of fact and recommended approval of:
  1. Conditional Use: For an amusement establishment in the B-2 zoning district at 1911 Glacier Park Avenue, Unit 103.
  2. Parking Variance: To reduce off-street parking requirements from 10 to 5 spaces per 1,000 square feet.
• Roll Call Vote: All 7 present commissioners (Abu Baker, Bonzo, Casting, Long and Bar, McDaniel, Namaste, Rachaelia) voted "Aye/Agree."
• Conditions Imposed: The approval is subject to the following: simulators are limited to 16 unless staff confirms parking is sufficient; the business must take adequate measures (including potentially limiting hours or building overflow parking) if parking needs exceed capacity; failure to comply may result in revocation.
• Adjournment: The meeting was formally adjourned.