PLANNING AND ZONING COMMISSION AGENDA ITEM
ACTION REQUESTED:
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Conduct the public hearing to consider a conditional use for an amusement establishment in the B2 zoning district and a zoning variance to reduce the amount of required off-street parking at 1911 Glacier Park Avenue, Unit 103 (Sim Racing) - DEV-0081-2025.
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Brad Iwicki, Assistant Planner
ENTITLEMENTS REQUESTED:
1. A conditional use for an amusement establishment in the B2 zoning district per Section 6-7B-3:1 (B2 Community Shopping Center District: Conditional Uses)
2. A variance to Section 6-9-3:7 (Schedule of Off-Street Parking Requirements: Parking Class No. 6 - Cultural, Entertainment, And Sports Facilities) of the Municipal Code to reduce the amount of required off-street parking spaces to allow for an amusement establishment to operate with a parking requirement of 5 parking spaces per 1000 square feet at 1911 Glacier Park Avenue, Unit 103.
BOARD/COMMISSION REVIEW:
Official notice for the public hearing for DEV-0081-2025 was published in the Naperville Sun on November 16, 2025.
BACKGROUND:
The subject property is a 1.57 acre outlot (“Outlot C”) that is generally located at the southeast corner of the High Grove Plaza shopping center near the Route 59 and Glacier Park Ave. intersection. Outlot C has a common street address of 1911 Glacier Park Avenue and is zoned B2 (Community Shopping Center District). The Petitioner, Naperville SR, LLC, proposes to locate their car racing simulator business in Unit 103 of the multi-tenant commercial building also occupied by Xtreme Dance Center.
Per a Reciprocal Easement Agreement (REA) for the High Grove Plaza shopping center from July 24, 1996, shared parking is available across the entirety of the shopping center. The High Grove Plaza shopping center consists of four primary parcels. The main shopping center lot occupied by users of Urban Air Adventure Park and Marshalls as well as a vacant fast-food establishment (formerly Freddy’s), and Scooter’s Coffee shop. Outlot A is currently vacant, and Outlot B is improved with a vacant eating establishment (formerly On The Border). Lastly, Outlot C includes a two-unit commercial building partially occupied by Xtreme Dance Center. Sim Racing Naperville is proposed in the vacant space adjacent to Xtreme Dance Center. The vacant space was previously occupied by Arthur Murray Dance Studio, which was generally parked at a ratio of 5 parking spaces per 1000 sq. ft. of floor area.
In order for Sim Racing to occupy 1911 Glacier Park Ave., Unit 103, a conditional use for an amusement establishment in the B2 zoning district must be granted, in addition to approval of a parking variance to reduce the required parking ratio for an amusement establishment from 10 parking spaces per 1000 square feet to 5 parking spaces per 1000 square feet (resulting in the same required parking ratio as the previous tenant).
Prior Parking Variances
As the High Grove Plaza has been developed and tenant changes have occurred, parking variances were granted to reduce the number of required parking spaces for the main shopping center lot, including:
• Urban Air Adventure Park was granted approval of a parking variance in 2018 to reduce the required parking from 10 to 5 parking spaces per 1,000 square feet (Ordinance #18-144).
• Freddy’s was granted approval of a parking variance in 2023 to reduce the required parking spaces at the High Grove Plaza shopping center from 409 parking spaces to 373 parking spaces (Ordinance #23-017).
• Scooter’s was granted approval of a parking variance in 2023 to reduce the required parking spaces at the High Grove Plaza Shopping Center from 373 spaces to 331 spaces (Ordinance #23-143)
DISCUSSION:
Conditional Use
Sim Racing Naperville proposes a lounge-style interior layout with 16 simulators available to be used by customers to replicate driving, providing an indoor space for virtual racing on different tracks with a range of vehicles. The proposed use is categorized as an amusement establishment defined in Section 6-1-6 (Definitions) of the Code, as the principal use is providing amusement or entertainment for a fee or admission charge. In the B2 Community Shopping Center District zoning district, an amusement establishment is classified as a conditional use.
The B2 District is intended to accommodate the needs of a large consumer population with a wide range of uses. The High Grove Plaza shopping center contains a mix of retail, eating, and entertainment uses, though several units are currently vacant. The Land Use Master Plan (2022) identifies the future land use of the subject property as Urban Center. The Urban Center place type allows for diverse uses along major corridors, offering entertainment as a primary use that should be attracted, along with restaurants, professional offices, and commercial retail or services. The proposed Sim Racing business is complementary to adjacent uses and provides an additional entertainment option alongside Urban Air Adventure Park. The business intends to install two wall signs, otherwise there are no changes anticipated to the site, parking configuration, or building exterior.
The petitioner states that simulator racing is a newer entertainment concept with a target demographic of racing and motorsports enthusiasts and gamers, among others. The business is also considered a unique entertainment attraction that provides opportunities for e-sports development and special school programs. Based upon the information submitted, Staff finds the proposed conditional use is consistent with the intent of the B2 zoning district and is compatible with the future land use designation, providing the diversity and entertainment options encouraged by the Land Use Master Plan (2022).
Findings of Fact
The petitioner’s responses to the Standards for Granting or Amending a Conditional Use 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.
Parking Variance
The petitioner is also requesting approval of a parking variance from Municipal Code Section 6-9-3.7 (Schedule of Off-Street Parking Requirements) to allow for the reduction of off-street parking requirements. Amusement establishments require 10 parking spaces per 1000 square feet per Section 6-9-3 of the Municipal Code, which would require Sim Racing’s 4,500 sq. ft. tenant space to have 45 parking spaces. The space the petitioner is seeking to occupy has parking available at a ratio of 5 spaces per 1000 sq. ft. gross floor area (totaling approximately 23 spaces), equivalent to the parking requirement of the previous tenant, Arthur Murray, which occupied the space from 2008 to 2023.
The Municipal Code Section 6-9-2:2 permits collective off street parking facilities for separate uses if the total number of spaces provided is not less than the sum of the separate requirements governing the number of off street spaces required, also that such facilities are not more than 300 feet from the use which the parking facilities are intended to serve. To support the parking variance requested, the petitioner conducted a parking survey for the High Grove Plaza Shopping Center. The main shopping center lot occupied by Urban Air, Marshalls, Scooter’s, and Freddy’s does not have a parking surplus as shown by the prior parking variances referenced in this report.
The table below identifies the Code required parking counts for the existing and proposed uses within the remaining outlots of the High Grove Plaza Shopping Center, Outlot B and Outlot C. The table accounts for the vacant eating establishment (formerly On the Border Mexican Grill and Cantina) and existing dance school, Xtreme Dance Center. Per Code, a total of 174 parking spaces are required for the combination of uses occupying Outlots B and C. There are 169 parking spaces provided; 113 on Outlot B and 56 on Outlot C:
The table below identifies the minimum required parking on Outlot B and Outlot C when considering the requested parking ratio of 5 parking spaces per 1000 square feet:
As depicted in Table 2, reducing the required parking for Sim Racing to 5 parking spaces per 1000 square feet to be consistent with the previous tenant results in a parking surplus of 17 spaces on the subject property.
The Petitioner conducted and submitted a parking survey to support the requested parking variance. The survey reviewed the existing peak parking demand of the High Grove Plaza shopping center and analyzed the projected parking demand of the shopping center with the proposed Sim Racing business. They also submitted parking information that provides parking counts from a comparable location with the same business operations in Algonquin, Illinois, during peak times, from 4:00pm to 8:00pm.
The survey of the shopping center indicates that the parking facilities on Outlot C peaked at 52% capacity (29 out of 56 parking spaces) on Wednesday at 6:00pm. Considering the overall shopping center, the highest parking count occurred on Saturday at 4:00pm with a peak of 237 vehicles. Of the six days where the Algonquin location was observed, the highest parking count was on Saturday at 8:00pm, showing a maximum of 17 parking spaces were occupied. The survey states that a capacity of 20 parking spaces are sufficient at all times for the Algonquin location that features 14 simulators. Parking at Sim Racing Algonquin requires 1.4 parking spaces per simulator, which is maintained with the proposed Naperville location.
The appointment-only model and limited number of simulators available for customers reduces the anticipated traffic and parking congestion. Additionally, the neighboring business, Xtreme Dance Center, is supportive of the request. This information signifies the 23 parking spaces available (and a parking ratio of 5 parking spaces per 1000 sq. ft.) are sufficient for the proposed Sim Racing tenant. Based on the projected parking demand outlined in the petitioner’s parking survey, staff believes the requested parking variance is appropriate and are supportive of the request.
Findings of Fact
The petitioner’s responses to the Standards for Granting a Zoning 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 subject to the following conditions:
1. Due to the relationship between the number of racing simulators and number of parking spaces needed to operate the business, Planning will require that the number of simulators does not exceed 16, unless the business owner notifies City staff of the proposal to increase the number of simulators and staff confirms that no parking issues have been communicated to City staff beginning from the date of occupancy.
2. If the City’s Zoning Administrator determines that the tenants’ parking need cannot be accommodated with the parking on the subject property, the Petitioner and Owner shall take adequate measures to meet the parking needs of said tenants, including but not limited to formally assigning/reserving parking spaces for each tenant space, limiting business hours of operation, alter the number of employees or other business operations, constructing additional parking spaces and/or establishing an overflow parking location off-site as necessary, which shall be subject to the review and approval of the Zoning Administrator. Failure to timely take adequate measures to accommodate tenant parking needs may result in the City’s revocation of the parking variance.
Please note that these conditions may be modified and/or additional conditions may be recommended as a result of the public hearing process.
Key Takeaways
§ The Petitioner requests a conditional use for an amusement establishment in the B2 zoning district per Section 6-7B-3:1 of the City’s Municipal Code and a zoning variance to the off street parking requirements in Section 6-9-3:7 of the Code to reduce the parking ratio of off street parking spaces required for the amusement establishment from 10 spaces per 1000 sq. ft. to 5 spaces per 1000 sq. ft. for the subject property located at 1911 Glacier Park Avenue, Unit 103. Staff is supportive of both the conditional use and variance request subject to the conditions of approval noted above.