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TO: Mayor John Laesch
FROM: Planning and Zoning Commission
DATE: April 9, 2026
SUBJECT:
Requesting approval of a Conditional Use for a Special purpose recreation use on property located at 55 S. Lake Street (The Yetee LLC / 55 S Lake St / Conditional Use for Recreational Institution - 26-0198 / AU22/3-26.096 - CU - AM)..
PURPOSE:
Mike Mancuso, owner/operator of Yetee Station Arcade, is requesting a Conditional Use for a Special Purpose Recreational Institution use to develop an arcade at 55 S. Lake Street.
BACKGROUND:
The property located at 55 S. Lake Street is zoned B-3 Business and Wholesale, and is a two-story commercial building located just outside of downtown Aurora along Lake Street. The building contains approximately 12,125 square feet and was home to Warehouse 55, a curated vintage and antique store, which had left in September 2025.
Yetee Station Arcade is requesting a Conditional Use to allow for the arcade at this location. They are relocating from the previously occupied space located at 1-11 N. Broadway.
This would be for all ages, with a business model of one admission paid at the door allowing unlimited play for the day on over 70 restored gaming machines. It would feature a collection of arcade games from the 1980's to today, including pinball machines. There will be no alcohol here and there will be a family friendly environment.
There is an adjacent 17-space parking lot at 218-220 W. Downer Place which serves this building.
DISCUSSION:
The property is strategically positioned just outside the Aurora’s historic downtown, and the redevelopment of this space into a family arcade is an excellent use along Lake Street as a destination for entertainment and digital recreation. The new use will bring energy and clientele downtown and will enhance the overall attractiveness of the area
In addition, Staff has evaluated the proposal based on the Findings of Fact and have found the following:
1. Will the establishment, maintenance or operation of the conditional use be unreasonably detrimental to or endanger the public health, safety, morals, comfort, or general welfare?
This establishment will not be unreasonably detrimental to or endanger the public health, safety, morals, comfort, or general welfare as it is just outside the downtown along the Lake Street commercial corridor.
2. Will the conditional use be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted or substantially diminish and impair property values within the neighborhood; factors including but not limited to lighting, signage and outdoor amplification, hours of operation, refuse disposal areas and architectural compatibility and building orientation?
This establishment will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted or substantially diminish and impair property values within the neighborhood as this is within a unit of an existing commercial building and an additional use which shall bring more patrons to the area.
3. Will the establishment of the conditional use impede the normal and orderly development and improvement of surrounding property for uses permitted in the district?
This establishment will not impede the normal and orderly development and improvement of the surrounding properties as there is no change to the existing layout.
4. Will the proposal provide for adequate utilities, access roads, drainage, and/or other necessary facilities as part of the conditional use?
Utilities are already provided as this is an existing building. In addition, there is parking lot in the rear of the building.
5. Does the proposal take adequate measures, or will they be taken to provide ingress and egress so designed to minimize traffic congestion in the public streets? (For automobile intensive uses including but not limited to, gas stations, car washes, and drive through facilities, the concentration of similar uses within 1000 feet of said subject property should be given consideration as to the impact this concentration will have on the traffic patterns and congestion in the area.)
This adequate ingress and egress into the parking lot which has direct access into the building.
6. Does the conditional use in all other respects conform to the applicable regulations of the district in which it is located, except as such regulations may in each instance be modified by the city council pursuant to the recommendations of the commission?
This establishment does conform in all other respects to the applicable regulations of the district in which it is located.
Public Input: Due public notice was given for the public hearing on this matter. As of the date of this memo, staff has received no public inquiries.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
10.0 To promote the City's position as a reginal center.
11.1(5) To guide and promote development to areas where public utilities, public roads and municipal services are available.
31.1 (2) To promote the development of commercial facilities in existing or planned commercial areas.
RECOMMENDATIONS:
The Planning and Zoning Commission recommended APPROVAL of an Ordinance Granting Conditional Use for Special Purpose Recreational Institution (5200) use at the property located at 55 S. Lake Street.
ATTACHMENTS:
Exhibit "A" Legal Description
Exhibit "B" Memorandum of Agreement
Floor Plan
Land Use Petition with Supporting Documents
Property Research Sheet
cc:
Alderman Michael B. Saville, Chairperson
Alderman Patty Smith, Vice Chairperson
Alderman Javier Bañuelos
Alderwoman Juany Garza
Alderman Will White
CITY OF AURORA, ILLINOIS
ORDINANCE NO. _________
DATE OF PASSAGE ________________
title
An Ordinance Granting a Conditional Use for Special Purpose Recreational Institution (5200) use at the property located at 55 S Lake Street.
body
WHEREAS, the City of Aurora has a population of more than 25,000 persons and is, therefore, a home rule unit under subsection (a) of Section 6 of Article VII of the Illinois Constitution of 1970; and
WHEREAS, subject to said Section, a home rule unit may exercise any power and perform any function pertaining to its government and affairs for the protection of the public health, safety, morals, and welfare; and
WHEREAS, 55 South Lake Street LLC, is the owner of record of the real estate legally described on Exhibit “A”, attached hereto and incorporated herein by reference as if fully set forth, and hereafter referred to as Exhibit “A”; and
WHEREAS, by petition dated March 16, 2026, The Yetee LLC filed with the City of Aurora a petition for the property described in Exhibit “A”; and
WHEREAS, after due notice and publication of said notice, the Planning and Zoning Commission conducted a public hearing on April 8, 2026, reviewed the petition and recommended APPROVAL of said petition; and
WHEREAS, on April 15, 2026, the Building, Zoning and Economic Development Committee of the Aurora City Council reviewed said petition and the before mentioned recommendations and recommended APPROVAL of said petition; and
WHEREAS, the City Council, based upon the recommendation and the stated standards of the Planning and Zoning Commission, finds that the proposed Conditional Use is not contrary to the purpose and intent of Chapter 49 of the Code of Ordinances, City of Aurora.
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Aurora, Illinois, as follows:
Section One: That the City Council of the City of Aurora, Illinois finds as fact all of the preamble recitals of this Ordinance.
Section Two: That this Ordinance shall be in full force and effect, and shall be controlling, upon its passage and approval.
Section Three: That all Ordinances or part of Ordinances in conflict herewith are hereby repealed insofar as any conflict exists.
Section Four: That any section, phrase or paragraph of this Ordinance that is construed to be invalid, void or unconstitutional shall not affect the remaining sections, phrases or paragraphs of this Ordinance which shall remain in full force and effect.
Section Five: In accordance with Sec. 104.3 of Chapter 49 of the Code of Ordinances, City of Aurora, being the Zoning Ordinance and the Zoning Map attached thereto, and Article V of Chapter 34 of the Code of Ordinances, City of Aurora, a Conditional Use permit is hereby granted for a Special purpose recreation for the real estate property legally described in Exhibit “A”.
Section Six: That this Conditional Use permit hereby granted is solely for the purpose of a Special purpose recreation and is subject to all of the conditions set forth herein which shall be binding and remain in full force and effect upon the property, the petitioner and their respective heirs, executors, administrators, successors, assigns and devisees for the duration of said Conditional Use.
Section Seven: That the petitioner agrees to sign the Memorandum of Agreement attached hereto as Exhibit “B” within fourteen (14) days from the date of passage of this Ordinance and that said Conditional Use permit is granted.
Section Eight: That should any of the above-stated conditions not be met or that the property described in Exhibit “A” is not developed in accordance with the Conditional Use the City Council shall take the necessary steps to repeal this Ordinance.
Section Nine: That future proposals for expansion or intensification of whatever kind for the property legally described in said Exhibit “A”, except as provided for herein, shall be considered only upon proper application, notice and hearing as provided by Article V of Chapter 34 of the Code of Ordinances, City of Aurora.
Section Ten: That the property legally described in Exhibit “A” shall remain in the underlying zoning classification of B-3 Business and Wholesale and upon termination of the use of said property for a Special Purpose Recreational Institution, this Conditional Use permit shall terminate, and the classification of B-3 Business and Wholesale shall be in full force and effect.