HomeMy WebLinkAboutMinutes - 06/22/2016 - Planning and Zoning CommissionCity of McHenry
Planning and Zoning Commission Minutes
June 22, 2016
Vice Chairman Thacker called the June 22, 2016 regularly scheduled meeting of the City of
McHenry Planning and Zoning Commission to order at 7:30 p.m. In attendance were the
following: Doherty, Meyer, Miller, Sobotta, Walsh, and Thacker. Absent: Strach. Also in
attendance were: Director of Economic Development Martin, City Attorney Cahill, and
Administrative Assistant Wolf.
No one signed in to speak during Public Input.
Approval of Minutes
Motion by Miller, seconded by Sobotta, to approve the May 18, 2016 regular meeting minutes
of the Planning and Zoning Commission Meeting as presented:
Voting Aye: Meyer, Miller, Sobotta and Thacker.
Voting Nay: None.
Not Voting: None.
Abstaining: Doherty, Walsh.
Absent: Strach.
Motion carried 4-0.
Public Hearing: Jonathan Descher
File No. Z-894
335-337 Front St.
Variance from the Off-Street Parking and Loading Requirements for
Fountain Shoppes of McHenry Shopping Center (313-341 Front St.) and
Use Variance to allow a restaurant serving alcohol with outdoor seating, service and
consumption of food and alcohol outdoors at Fountain Shoppes (courtyard area) and
restaurant located at 335-337 Front Street
Vice Chairman Thacker called the Public Hearing to order at 7:35 p.m. regarding File No Z-894,
an application for a Use Variance to allow a restaurant with outdoor seating including service of
food and alcohol outside, variance from the off-street parking and loading requirements and
any other variances required effectuating the aforementioned request for the property located
at Fountain Shoppes of McHenry Shopping Center, 313-341 Front St.
Vice Chairman Thacker stated Notice of the Public Hearing was published in the Northwest
Herald on June 4, 2016. Notices were mailed to all abutting property owners of record as
required by ordinance. The subject property was posted. A Certificate of Publication and
Affidavit of Compliance with notice requirements are on file in the City Clerk’s Office.
Planning and Zoning Commission
June 22, 2016
Page 2
In attendance was Jonathan Descher, 612 Wimbleton Tr., McHenry, IL 60050, who was sworn in
by Vice Chairman Thacker. Mr. Descher provided a summary of the request before the
Commission at this Hearing stating he is the former owner of Twisted Moose Restaurant and is
now hoping to own and operate a smaller-scale steakhouse called Addison’s Steakhouse along
with a sports lounge in the bar area and is requesting variances in order to operate in Fountain
Shoppes Shopping Center.
Want to open a small scale steak house rustic feel want outdoor seating and serve food and
alcohol in the courtyard area. One camera there now and will be monitored from inside the
restaurant and need a parking variance based on City ordinance. Hours of operation will be
different than other establishments in the center so it will not affect the other businesses.
Director of Economic Development Martin provided the Commission with the Staff Report
regarding this matter stating the applicant is proposing to open a family-owned
bistro/steakhouse restaurant, Addison’s Steakhouse, in 335/337 Front Street consisting of
2,458 square feet. The requested actions are: use variance to allow a restaurant with outdoor
seating including service of food and alcohol outside, variance from the off-street parking and
loading requirements and any other variances required effectuating the aforementioned
request on the Subject Property.
The proposed use variance for food and alcohol service and consumption outdoors is ideally
suited for the subject property and the fountain provides an ideal centerpiece which
accentuates and provides a focal point for the outdoor space. The outdoor seating area will be
located immediately east of the fountain and includes eleven tables and provides seating for 40
people. An existing knee-wall surrounds the outdoor space and an entry gate will be
constructed at the opening in the knee-wall that faces the parking lot.
Although the proposed restaurant is not immediately adjacent, the center contains a wider 7-8’
sidewalk which will allow servers to access the outdoor area and patrons to utilize existing
stores within the center. Access to 329 Front, located immediately behind or to the west of the
fountain will be maintained and an approximately 5’ walking area will exist within the outdoor
seating area so patrons do not have to walk around the area. Existing outdoor cameras and
cameras installed within the interior of the restaurant will be utilized to monitor the outdoor
dining area.
The outdoor seating provisions included in the zoning ordinance listed below are the
regulations which require the requested use variance:
Preparation and service of food outside is prohibited.
Service and consumption of alcohol outside is prohibited.
Planning and Zoning Commission
June 22, 2016
Page 3
Operation of outdoor seating area is only permitted when the business for which the
Outdoor Seating Permit was issued is open but in no instance prior to 7:00 AM or after
10:00 PM.
In today’s restaurant industry, all restaurants require some type of outdoor seating in order to
maximize their success and the proposed location, with accompanying fountain provides an
ideal setting. The use variance is required to allow the service of food and alcohol outdoors and
to allow the restaurant to operate with outdoor seating past 10:00 p.m.
Staff does not have any concerns with the outdoor seating as proposed provided all the
requirements for outdoor seating required are met, and all staff’s safety concerns have been
addressed in the proposal with the installation and monitoring of the outdoor seating area with
cameras, providing adequate ingress/egress for patrons and ensuring the courtyard area is
adequately lit. Staff believes the new business will be more of a destination-oriented place
than an impulse business, although being located on a major arterial the location is ideal for
either.
The base parking requirement for a shopping center of this size, approximately 16,200 square
feet, is 4 parking spaces/1,000 square feet of building floor area plus additional spaces for the
two restaurant uses (Lucky Louises and Addison’s Steakhouse). The applicant is seeking a
variance from the off-street parking and loading requirements. Currently the Fountain Shoppes
has 109 parking spaces and 122 are required. The applicant is required to have 52 parking
spaces; Lucky Louises requires 28 and the rest of the uses in the center require 42.
The shopping center was constructed in 1998 and has had several restraint uses over its
history. At the time it was constructed the city’s current zoning ordinance required 20
spaces/1,000 square feet for all restaurant uses and since that time was amended and sit down
restaurants now require 25 spaces/1,000 square feet of net floor area. Staff believes the center
has much more parking than is actually used on different days and different times mainly
because it’s a center with a diversity of businesses and clientele, and peak hours vary from
business to business. The approval criteria which must be satisfied for the variance request
were presented.
The applicant’s restaurant will not open until 4:00 p.m. on weekdays and 11:00 a.m. on
weekends. In staff’s opinion the restaurant proposed is critical for sustaining the long-term
viability of the center; will provide a complimentary use for other uses in the center which will
assist those businesses; the property is setback considerably from Route 31 and is not as
desirable from a retail standpoint than the adjacent center to the south. The proposed use is a
destination and the shopping center recently lost multiple tenants and this use will assist in
revitalizing the center and capitalize on the public space which is the true essence and identity
of the center.
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June 22, 2016
Page 4
Director of Economic Development Martin stated Staff is recommending approval of a Use
Variance to allow a restaurant with outdoor seating including service of food and alcohol
outside as well as operating of the restaurant with seating outdoors past 10:00 p.m. and any
other variances required effectuating the aforementioned request on the Subject Property
subject to the following conditions:
• Interior cameras shall be installed within 335/337 N Front which will allow employees to
monitor the outdoor seating area at all times;
• All other provisions of the outdoor seating ordinance shall be met;
• Outdoor seating area shall maintain existing lighting and be in compliance with the city’s
outdoor lighting ordinance;
• Gate shall be installed at the entrance to the courtyard area to provide a physical
separation between the parking area and courtyard area;
• Outdoor seating, including tables and seats and sizes, shall be consistent with those
included in the application packet and
Staff finds all requirements in Table 32(A) of the zoning ordinance have been satisfied; and
Staff is also recommending approval of a 13-space parking variance from the off-street parking
requirements at 335-337 N Front Street, and Staff finds all requirements in Table 32 of the
zoning ordinance have been satisfied.
Vice Chairman Thacker invited questions and/or comments from the Commission.
Commissioner Meyer asked if the outdoor seating is required to be included in the square
footage given for the restaurant. Director of Economic Development Martin stated it is
required but it should be considered. Commissioner Meyer inquired as to the hours of
operation. Mr. Descher stated they will be open during the week from 5-11 p.m. and on
weekends (Saturday and Sunday) 11 a.m. – 11 p.m. Commissioner Meyer asked if the tables
and chairs in the courtyard will be left outside or put away each night after closing. Mr.
Descher stated they plan to leave the courtyard furniture in place outside after closing hours.
Commissioner Sobotta asked if Centegra in the shopping center had open hours on Saturday.
Mr. Descher stated he did not believe they do.
Commissioner Miller asked if Mr. Descher has spoken with the property manager about noise
and maintenance of the courtyard fountain. Suzanne Cannon, owner of Fountain Shoppes of
McHenry Shopping Center, 3418 Waukegan Rd., McHenry, IL 60050 was sworn in by Vice
Chairman Thacker to address Commissioner Miller’s question.
Ms. Cannon stated all outdoor seating will be in front of the fountain and a distance from the
fountain. The fountain will also be controlled during adverse weather conditions to avoid
overspray and excessive noise. Ms. Cannon stated Mr. Drescher will be trained on how to
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June 22, 2016
Page 5
adjust the height and spray of the fountain, as well. It is an owner occupied shopping center
and their employees will be trained on fountain maintenance also. The chemical smell will be
monitored and is not expected to upset the dining experience. The fountain is sometimes loud
but Ms. Cannon stated it will be behind the seating area and should not disrupt diners.
Commissioner Thacker asked if the outside dining area will be designated non-smoking. Mr.
Descher stated smoking will not be allowed in the courtyard dining area.
Commissioner Doherty opined a steakhouse is a great idea and will be a nice addition to the
shopping center and the City.
Vice Chairman Thacker opened the floor to questions and comments from the audience. There
was nobody in attendance who wished to address the Commission regarding this matter. Vice
Chairman Thacker closed the public comment portion of the hearing at 7:45 p.m.
Motion by Doherty, seconded by Meyer, to recommend to the City Council with regard to File
No. Z-894, approval of a Use Variance to allow a restaurant with outdoor seating including
service of food and alcohol outside as well as operating of the restaurant with seating outdoors
past 10:00 p.m. and any other variances required effectuating the aforementioned request on
the Subject Property subject to the following conditions:
• Interior cameras shall be installed within 335/337 N Front which will allow employees to
monitor the outdoor seating area at all times;
• All other provisions of the outdoor seating ordinance shall be met;
• Outdoor seating area shall maintain existing lighting and be in compliance with the city’s
outdoor lighting ordinance;
• Gate shall be installed at the entrance to the courtyard area to provide a physical
separation between the parking area and courtyard area;
• Outdoor seating, including tables and seats and sizes, shall be consistent with those
included in the application packet
Be granted, and Staff finds all requirements in Table 32(A) of the zoning ordinance have been
met;
Voting Aye: Doherty, Miller, Meyer, Sobotta, Walsh, and Thacker.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: Strach.
Motion carried 6-0; and
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June 22, 2016
Page 6
Motion by Sobotta, seconded by Meyer, to recommend to the City Council with regard to File
No. Z-894, approval of a 13-space parking variance from the off-street parking requirements at
Fountain Shoppes of McHenry Shopping Center, 313-341 Front Street, be granted, and Staff
finds all requirements in Table 32 of the zoning ordinance have been met.
Voting Aye: Doherty, Miller, Meyer, Sobotta, Walsh, and Thacker.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: Strach.
Motion carried 6-0.
Vice Chairman Thacker closed the Public Hearing regarding File No. Z-894 at 7:50 p.m.
Public Hearing: BeerAbility Lake Zurich, LLC
File No. Z-892
4117 W. Shamrock Lane
Use Variance to allow a tavern at 4417 Shamrock Lane (located within Liberty
Square Shopping Center, and Variance from Off-street Parking and Loading Requirements
for Liberty Square Shopping Center (4103-4117 Shamrock Lane)
Vice Chairman Thacker called the Public Hearing to order at 7:55 p.m. regarding File No Z-892,
an application for a Use Variance to allow a tavern at 4117 Shamrock Lane, located within the
Liberty Square Shopping Center, and Variance from the off-street parking and loading
requirements for Liberty Square Shopping Center and any other variances required to
effectuate the aforementioned request on the property in Liberty Square Shopping Center.
Vice Chairman Thacker stated Notice of the Public Hearing was published in the Northwest
Herald on June 7, 2016. Notices were mailed to all abutting property owners of record as
required by ordinance. The subject property was posted. A Certificate of Publication and
Affidavit of Compliance with notice requirements are on file in the City Clerk’s Office.
In attendance were Jason Newman, 937 Sandstone Dr., Libertyville, IL 60048 and Donna
O’Leary, 717 Meadow Lane, Libertyville, Il 60048, who were sworn in by Vice Chairman Thacker.
Mr. Newman provided a summary of the request before the Commission at this Hearing stating
BeerAbility is requesting a use variance and parking variance in order to open a high end craft
beer and wine tavern in Liberty Square Shopping Center. Mr. Newman stated Beer Ability and
its affiliated entities operate 3 other craft beer taverns successfully and are hoping to enhance
the community through additional jobs, economic benefits to the city and a new place for
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June 22, 2016
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residents and guests to visit. The McHenry location will offer a variety of breakfast, lunch, and
dinner options for 60-65 people in an upscale, relaxing, comfortable environment with hours
from 8:00 a.m. – Midnight Sunday through Thursday and 8:00 a.m. – 1:00 a.m. Friday and
Saturday. They successfully host town meetings, honor flight groups, chamber events and
other community organization meetings in their other locations and are hoping for the same
type of involvement in the McHenry community.
Director of Economic Development Martin provided the Commission with the Staff Report
regarding this matter stating the subject property is zoned O-1 Local Office and contains 3 lots
containing a 9,866 retail square-foot shopping center strip building, a 3,902 square-foot outlot
building and a 21,000 square-foot professional office building. A use variance was approved in
2001 permitting additional uses on the subject property. Total size of the lots is approximately
3.51 acres.
Liberty Square Shopping Center was constructed in 2002-2003 and currently contains a
convenience Store, Cucina Rosa (Italian Restaurant) and Allstate Insurance company located in
the retail (strip portion of the center-eastern end cap unit) a professional office building on the
west side of the property and a vacant former bank, which is an outlot building. In addition to
the outlot building there are four vacant units, excluding space available in the professional
office building. The applicant is proposing to open a craft beer tavern which is the end cap unit
(1,500 square feet) located in the retail strip portion on the south side of the center.
The requested actions are: Use Variance to allow a tavern at 4117 Shamrock Lane and a
Variance from the off-street parking and loading requirements for Liberty Square Shopping
Center and any other variances required to effectuate the aforementioned request. The
applicant operates two other craft beer taverns in Round Lake Heights and North Chicago and is
opening a third this year in Lake Zurich.
The proposed use variance is required for a tavern because taverns are not permitted uses in
the O-1 zoning district. As previously stated the City Council approved an ordinance to allow
additional uses within the Liberty Square Shopping Center due to the difficulty in locating
tenants within the center. Use Variances must satisfy certain criteria. Staff has been working
with the applicant on locating in the City of McHenry for several months. The proposed use is
unique and offers an opportunity to enhance the viability of the Liberty Square Shopping
Center. There are difficulties and hardships associated with this location, including lack of
visibility; lack of tenancy and turnover in tenancy.
The center is located at a traffic light and in close proximity to residential housing units
therefore there are opportunities for pedestrian access to the center. Staff does not believe
this will negatively impact the local character. The use compliments the existing uses in the
center, including the professional office building to the west. While the applicant does serve
food their menu is still growing, and their use of craft beer provides a unique element which
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June 22, 2016
Page 8
will draw customers to the center and hopefully attract other tenants to the vacant units within
the center.
The applicant is seeking a variance from the off-street parking and loading requirements. The
center consists of three lots with three buildings, with cross access easements in place, as well
as common area parking requirements. Currently the Liberty Square Shopping Center has 156
parking spaces and 165 are required. The applicant is required to have 13 parking spaces;
Cucina Rosa requires 55 spaces and the rest of the uses within the retail portion of the center
require 20 parking spaces. The office building requires 62 parking spaces and the outlot 15.
Staff believes the center has much more parking than is actually used on different days.
Additionally, there is an opportunity for shared parking with the professional office building.
The shopping center recently has struggled and lost multiple tenants and this use will assist in
revitalizing the center and capitalize on the public space which is the true essence and identity
of the center. There are no uses similar to the proposed use in close proximity to this location
however there is a large employment base within a mile radius which will provide a partial
customer base.
Director of Economic Development Martin stated Staff is recommending Approval of a Use
Variance to allow a tavern at 4117 Shamrock Lane and any other variances required
effectuating the aforementioned request on the Subject Property, subject to the condition
there is no outside service of food or alcohol or consumption of alcohol outdoors; and Approval
of a nine-space parking variance from the off-street parking requirements for Lots 1-3 (Liberty
Square Shopping Center). Director of Economic Development Martin further stated Staff finds
all requirements in Table 32(A) and Table 32 of the zoning ordinance have been satisfied.
Vice Chairman Thacker invited questions and/or comments from the Commission.
Commissioner Sobotta asked since this business will be on the end cap if there is a designated
smoking area. Mr. Newman stated they will follow what local ordinances indicate in regard to a
smoking area and they will post signage guiding patrons where to go for smoking. He further
stated the management will also make sure that area is cleaned up.
Vice Chairman Thacker opened the floor to questions and comments from the audience. The
following were sworn in by Chairman Strach prior to their addressing the Commission:
George Stankevych, 3711 Lee, McHenry, IL 60050 stated he is a physician whose office is in the
adjoining office building and he has been in McHenry over 30 years. Mr. Stankevych stated his
concern regarding this matter is that this business is called a tavern. There is a pediatric and
obstetrical office in his building and he is concerned for safety of the patients coming to the
building. He further stated he has a concern with gaming in the shopping center especially
since families visit the office building. Mr. Stankevych stated he wishes the best of luck to Mr.
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June 22, 2016
Page 9
Newman but worries about the clientele and gaming activity especially during doctor’s office
hours. He is also concerned with how far his patients may have to park away his office.
Mr. Newman replied BeerAbility is not a gaming facility but is a gastro pub whose core business
is craft beer and wine. They typically spend $150,000-$200,000 on a buildout of space and
$10,000 per month on inventory. Mr. Newman stated they take great pride in providing
beautiful establishments. Their goal is to be a friend and a partner of the community. In the
North Chicago are Mr. Newman has been asked to be a board member for the Chamber of
Commerce because they are so actively involved in the community. The clientele is a 21 and
over establishment which represents their business and they will only tolerate a good
reputation. No spirits will be served; they are only a craft beer and wine establishment and
they have had no problems or issues in regard to people being over-served in any of their other
locations. Ms. O’Leary invited all in attendance to view the BeerAbility websites and Facebook
pages to see what they do and how they advertise. They have been compliant with having all
Bassett certified servers and trained food handlers since the beginning of their operations.
Service limits are put on certain types of beer as well. They will have 5 gaming machines as that
is the maximum allowed by state law.
Toni Herlo, 4506 N Riverdale Dr., McHenry, IL 60050, speaking for Optimar LLC, stated she is
part owner of the bank property at 4101 Shamrock which is part of this shopping center. Ms.
Herlo stated this property is surrounded by professional buildings, Centegra, and a residential
neighborhood. Her concern is having a tavern with gambling in the middle of this family
neighborhood. Ms. Herlo further opined this use will depreciate values of surrounding
properties.
Commissioner Meyer asked Ms. Herlo if she has any proven studies on the depreciation she is
suggesting to which Ms. Herlo responded she did not. Ms. Herlo has a concern with inebriated
patrons and fights in an area so close to residential neighborhoods and the amount of families
visiting the professional office space. She also stated a concern with being unable to rent the
bank space with a tavern in such close vicinity. Ms. Herlo is concerned with how this
establishment will look to families with children.
Mr. Newman responded that their establishment in North Chicago is two spots from a WinTrust
Bank, a doctor’s office and a pharmacy with absolutely no problems. They strive to be and have
been good neighbors. Mr. Newman further stated this high-end craft beer and wine only pub is
something the community does not have and will draw people to McHenry because it is unique.
They offer radio station events, weekly trivia nights, etc. which draw people from outside the
community. It will create 8-10 jobs and provide sales tax revenue. They take a tremendous
amount of pride and time in making sure their establishments are kept up. Mr. Newman stated
they have never had one fight and they err on the side of caution and cut people off when
needed. The other communities they are in are very happy to have them join their
communities and it is not a typical bar atmosphere. Ms. O’Leary stated there is already a liquor
Planning and Zoning Commission
June 22, 2016
Page 10
stall in the strip mall and an Italian restaurant which serves alcohol so they will not be the first
to join the strip mall with service of alcohol.
Vice Chairman Thacker closed the public comment portion of the hearing at 8:20 p.m.
Commissioner Miller thanked Mr. Newman for his response and presentation to the
Commission. Commissioner Miller asked Mr. Newman to describe the typical customer
experience at BeerAbility. Mr. Newman stated servers make sure patrons understand the
menu and usually ask for specifics. Patrons are given a chance to look at the facility, offered
food, and shown where televisions and lounges are located as well as informed that coffee, tea
and pop are available. Patrons will feel comfortable and happy they are visiting. Typical
feedback they receive is that they are one of the nicest places in town and thank you’s from
municipalities. Staff goes out of the way to make sure everyone is comfortable because they
want word of mouth to spread they are friendly, fun and an upscale environment. Ms. O’Leary
stated many patrons are regular patrons that are locally established and the 2 other locations
operating already are loved by the area residents and city officials.
Director of Economic Development Martin stated this is a recommending body and the vote will
go to City Council next. Copies of the minutes and notice of the upcoming City Council meeting
can be sent to anyone requesting it.
Motion by Meyer, seconded by Sobotta, to recommend to the City Council with regard to File
No. Z-892, approval of an application for a Use Variance to allow a tavern at 4117 Shamrock
Lane and any other variances required effectuating the aforementioned request on the Subject
Property, subject to the condition there is no outside service of food or alcohol or consumption
of alcohol outdoors, be granted and Staff finds all requirements in Table 32(A) of the zoning
ordinance have been met;
Voting Aye: Doherty, Miller, Meyer, Sobotta, Walsh, and Thacker.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: Strach.
Motion carried 6-0.
Motion by Miller, seconded by Sobotta, to recommend to the City Council with regard to File
No. Z-892, approval of an application for a nine-space parking variance from the off-street
parking requirements for Lots 1-3 (Liberty Square Shopping Center) be granted; and Staff finds
all requirements in Table 32 of the zoning ordinance have been met.
Voting Aye: Doherty, Miller, Meyer, Sobotta, Walsh, and Thacker.
Voting Nay: None.
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June 22, 2016
Page 11
Not Voting: None.
Abstaining: None.
Absent: Strach.
Motion carried 6-0.
Vice Chairman Thacker closed the Public Hearing regarding File No. Z-892 at 8:25 p.m.
Public Hearing: Mixin Mingle
File No. Z-896
1118-1122 N. Green St.
Conditional Use Permit to allow an assembly use at
1118-1122 N. Green St., located at River Place
Vice Chairman Thacker called the Public Hearing to order at 8:27 p.m. regarding File No Z-896,
an application for a Conditional Use Permit to allow an assembly use (public/private
event/gathering space) at 1118 and 1122 N Green Street, located at River Place and any other
Variances required effectuating the aforementioned requests for the property located at River
Place.
In attendance were Naté Grindeland, 6413 Ridgeview, Huntley, IL 60142, and Melissa
McMahon, 125 Forrest Ave., Woodstock, IL 60098, who was sworn in by Vice Chairman
Thacker.
Ms. Grindeland provided a summary of the request before the Commission at this Hearing
stating she has operated Mixin Mingle in downtown Woodstock for the past 5 years and is
hoping to expand and open another venue and is looking forward to being at River Place near
the beautiful McHenry Riverwalk. Art galleries, music shows, art classes, private showers,
weddings and luncheons are the types of events which will use the open space to be retained
for private parties and public events in their establishment that is affordable and accessible for
community, non-for-profit and start up business events. They expect a good community draw
and will follow community rules for private and public events held individually.
Vice Chairman Thacker stated Notice of the Public Hearing was published in the Northwest
Herald on June 6, 2016. Notices were mailed to all abutting property owners of record as
required by ordinance. The subject property was posted. A Certificate of Publication and
Affidavit of Compliance with notice requirements are on file in the City Clerk’s Office.
Director of Economic Development Martin provided the Commission with the Staff Report
regarding this matter stating the subject of this petition is obtaining a conditional use permit for
an assembly use within the mixed-use building on the subject property in two contiguous
vacant units 1118 and 1122 N Green Street.
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June 22, 2016
Page 12
Mixin Mingle is a company which leases a gathering space utilized for public and private events.
The leased space can be rented out for a party, office gathering, or other event to users
following completion of an application process. Mixin Mingle has one other location, on the
Woodstock Square which has been operating for five years. They are seeking a second location
due to customer demand and are proposing to locate in the River Place building at Green and
Waukegan in two of the vacant commercial units, 1118 and 1122 N Green Street. The total size
of the two units is 2,841 square feet and the spaces would be combined to allow one large area
where events can be held. Assembly uses are conditional uses in all commercial zoning districts
just like a restaurant is a use and retail business is a use, it is simply a term defining “where
people gather”.
Mixin Mingle will bring people to downtown and serve as a destination for people to use a
space to host a public/private event. An application which a potential user of the space would
be required to complete was presented. An important aspect of downtown revitalization is to
draw people downtown and keep them there as long as possible-similar to a shopping center.
Mixin Mingle will assist in attracting people downtown who may not typically go downtown and
this includes people in the City and outside of the City. This is also an “added value” for other
area businesses which may benefit from people who may otherwise visit downtown McHenry.
Additionally, Mixin Mingle users hire caterers for food which is another opportunity for
McHenry businesses. In River Place alone, Kiera Confections and BuddyZ are two businesses
which could be utilized in conjunction with an event held at Mixin Mingle.
Mixin Mingle has a staff person at all the events which occur at their location in Woodstock and
will do the same for the proposed space in McHenry. They provide a space and food can be
catered; there be no kitchen facility in the space at River Place. Mixin Mingle will keep tables
and chairs on-site and the setup of each event will depend on how many people are attending
and what type of event is planned. Some may include music however all events will occur
within the unit with some exceptions which may include: people who may want to take
photographs along the Riverwalk, etc. but generally all events must be contained inside unless
prior approval is sought.
The City of Woodstock has not had any issues with Mixin Mingle; most of their events are low-
key; the use is a good complement with the Woodstock Square and the applicant is very
professional and supportive of the City of Woodstock’s downtown and events which occur
throughout downtown. They have followed (and will be required to follow) all designated City
and Health Department ordinances in place.
The subject property is zoned C-4 therefore no off-street parking is required by ordinance and
the request before the Commission is solely for the gathering space at 1118/1122 N Green.
Parking within downtown areas in any community is a challenge, however this proposed use
will not create any more traffic, require any additional public services or facilities or require
more parking than any other use which is permitted by right in the C-4 district. The proposed
use is conducive to the neighborhood and a downtown setting and will enhance the downtown.
Planning and Zoning Commission
June 22, 2016
Page 13
Director of Economic Development Martin stated Staff is recommending approval of a
conditional use permit to allow an assembly use at 1118 and 1122 N Green Street with the
following conditions:
• All events must be contained indoors
• Applicant must comply with all regulations of the McHenry County Health
Department
And Staff finds the requirements of Table 31 of the zoning ordinance have been met.
Vice Chairman Thacker invited questions and/or comments from the Commission.
Commissioner Meyer asked what percentage of days they are booked in their Woodstock
location. Ms. Gindeland stated it varies but there are typically 2-5 events mostly on the
weekends and sometimes a fitness event during daytime hours on weekdays. In addition they
book events maybe 2-3 evenings a week. 2 events on Saturday, 1 on Friday, and 1 on Sunday is
typical. The Woodstock location is doing well and people are being turned away because they
simply do not have the availability or space. Ms. Grindeland stated they would like a nearby
location to refer them to.
Commissioner Doherty stated he likes the idea and asked as to the most common type of event
they hold. Ms. Grindeland stated weddings and baby and bridal showers are the most common
followed by holiday parties during that time of year. They have many repeat customers that
use their existing space for several events. 80% of their use is private and 20% of the use is
public.
Commissioner Sobotta asked the maximum capacity of the combined space. Ms. Grindeland
stated they will not actually know until construction is finished. She stated they are looking for
150 maximum capacity when construction is done. The McHenry space is bigger than the
Woodstock space by approximately 400 sq. ft.
Commissioner Sobotta stated his concerns regarding parking have to do with pedestrian safety
and making sure walkways are marked well with visible signage as well as signage indicating the
location of public parking areas. Ms. Grindeland stated they have had no problems in
Woodstock and most of the close parking spots on the Square are used up for Farmers Market
on Saturdays, however they have never had complaints from patrons. Director of Economic
Development Martin stated there are two public lots in McHenry very close by and not widely
utilized.
Commissioner Meyer asked Ms. Grindeland if they work with service organizations such as
Kiwanis and Rotary. Ms. Grindeland stated they have booked monthly meetings for the
Woodstock Jaycees and events for Rotary, Helping Paws, Follett team building events,
Starbucks employee and management meetings, and similar events.
Planning and Zoning Commission
June 22, 2016
Page 14
Commissioner Thacker stated he has not seen advertising for their Woodstock business and
asked where and how they advertise. Ms. Grindeland stated most of their business is
advertised through word of mouth, signs and repeat customers, and Facebook. They do not do
a lot of outside advertising other than their building signage. They are hoping their presence
will up the visibility of downtown retail and restaurant establishments as well.
Vice Chairman Thacker opened the floor to questions and comments from the audience. The
following were sworn in by Chairman Strach prior to their addressing the Commission:
Kim Loewe, 1114 N Green St., McHenry, IL 60050, owner of Kiera Confections stated she has
been to a number of events at the Woodstock location and worked with Ms. Grindeland and
Ms. McMahon and believes they bring a lot to the area. She has seen them work well with the
City of Woodstock and think they will be a great addition to the area. Ms. Loewe further stated
she is the President of the Downtown Business Association and Mixin Mingle has their support.
Mike Dumelle, BuddyZ Director and Vice President, 1138 Green St., McHenry, IL 60050 stated
he is excited to work with Mixin Mingle and believes they will be a perfect compliment to the
building and will be great for the neighborhood. Mr. Dumelle’s one general concern is parking
but he is willing to work together to come to a common solution. He suggested revisiting
signage on Green Street and stated he is willing to give financial help working with other
merchants to be given the opportunity to let customers better informed as to where public
parking is located. The current directional signage is challenging and there is a need to better
educate patrons on accessibility. Weather and temperature does affect business because
patrons have to park farther away. Mr. Dumelle stated he is offering help and partnership on
finding solutions and he is very excited to work together with the City and the Downtown
Business Association. Mr. Dumelle stated designated employee parking could be part of the
solution as well.
Director of Economic Development Martin stated he is happy to meet with Ms. Loewe and Mr.
Dumelle to work together in partnership to help improve directional signage and pedestrian
safety in the downtown area.
Ms. McMahon stated Mixin Mingle sends out a parking map from the city to people who
schedule events so they are aware ahead of time help address parking questions.
Vice Chairman Thacker closed the public comment portion of the hearing at 8:55 p.m.
Motion by Miller, seconded by Doherty, to recommend to the City Council with regard to File
No. Z-896, approval of an application for a conditional use permit to allow an assembly use at
1118 and 1122 N Green Street with the following conditions:
Planning and Zoning Commission
June 22, 2016
Page 15
• All events must be contained indoors
• Applicant must comply with all regulations of the McHenry County Health
Department
Be granted, and Staff finds the requirements of Table 31 of the zoning ordinance have been
met.
Voting Aye: Doherty, Miller, Meyer, Sobotta, Walsh, and Thacker.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: Strach.
Motion carried 6-0.
Vice Chairman Thacker closed the Public Hearing regarding File No. Z-893 at 8:57 p.m.
Staff Report
The next Planning and Zoning meeting is scheduled for Wednesday, July 13, 2016. Director of
Economic Development Martin welcomed Commissioner Walsh to the Planning and Zoning
Commission.
Adjournment
Motion by Doherty, seconded by Sobotta, to adjourn the meeting at 9:00 p.m.
Voting Aye: Doherty, Miller, Meyer, Sobotta, Walsh, and Thacker.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: Strach.
Motion carried 6-0. The meeting was adjourned at 9:00 p.m.
Respectfully submitted,
____________________________________
Dorothy M. Wolf, Administrative Assistant
City of McHenry