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HomeMy WebLinkAboutMinutes - 03/01/2007 - Planning and Zoning CommissionPlanning and Zoning Commission Meeting March 1, 2007 7:30 p.m. Municipal Center Council Chambers Chairman Howell call the March 1, 2007 regularly scheduled meeting of the City of McHenry Planning and Zoning Commission to order at 7:30 p.m. In attendance were Commissioners Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, and Thacker. Also in attendance were Director of Community Development Napolitano, City Attorney Cahill, and Community Development Department Administrative Assistant Oliver. Approval of Minutes Thacker noted a typographical error on page 2 of Feb. 1m, 2007 minutes and requested they be corrected to accurately reflect a 7-0 vote on File No. Z-696, 1630 N Riverside Drive. Motion by Nadeau, seconded by Cadotte, to approve the following minutes: February 1, 2007 regularly scheduled Planning and Zoning Commission Meeting as corrected; February 15, 2007 regularly scheduled Planning and Zoning Commission Meeting as presented. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: None. Motion carried 7-0. Public Hearing – Dunnhill’s Steak and Chop House File No. Z-682 Use Variance and Setback Variance Chairman Howell called to order a Public Hearing at 7:32 p.m. regarding an application for use variance to allow outdoor seating and a setback variance as requested by Dunnhill’s Steak and Chop House located at 1501 South Route 31 in McHenry. In attendance representing the applicants were Louis Lambros and George Archos who were sworn in by Chairman Howell. Chairman Howell stated notice of the public hearing was published in the Northwest Herald on February 13, 2007. Notices were mailed to all abutting property owners of record via certified mail. An affidavit of service and posting requirements as well as a certificate of publication is on file in the office of the City Clerk. Mr. Lambros informed the Commission Dunnhill’s would like a use variance to add outside seating to their restaurant located at 1502 South Route 31. In addition to a use variance a setback variance would be required due to a potential encroachment of the seating area into the side yard setback. It is hoped the addition of outside seating would add to the warm weather dining experience and possibly increase summertime business. Director of Community Development Napolitano stated Staff has reviewed the application and has voiced no concerns or issues with the request. He noted the outside seating areas would require the relocation on the premises of two existing handicap parking stalls. Director Napolitano noted two separate outdoor dining areas are being proposed; one would have a Planning and Zoning Commission March 1, 2007 Page 2 canopy that would encroach into the setback area. Staff supports the request and recommends approval of the use variance and setback variance as stated in the application. Responding to an inquiry, Mr. Lambros stated the fence gate would be utilized for emergency exit only. The gate would have signage indicating it is for emergency exit use only. Access to the outside dining areas would be from the front entrance and through the indoor dining area. Mr. Lambros stated the proposed fence height is three feet. Some discussion followed regarding parking requirements and current parking shortages during peak times. Mr. Lambros indicated the difficulty with parking during the winter months is largely due to snow removal and storage on the parking lot which ultimately reduces available parking area. In response to a question, Mr. Lambros stated the two handicap parking spaces would be relocated adjacent to the front entrance. Further discussion occurred regarding parking needs for the restaurant particularly in light of additional seating being installed. Director Napolitano responded the parking requirements for restaurants are based on dining area square footage and not on the number of proposed seats contained therein. Mr. Lambros noted there are currently 93 parking places on the premises. The Zoning Ordinance requires only 80 spaces. In addition, valet parking is available for patrons who park in the adjacent hotel parking lot. Question was raised as to possible outdoor parties on weekends. Mr. Lambros responded the restaurant would offer such activities as bridal showers, weddings showers, baby showers, etc. which could be held outside on the weekends. Requesting clarification regarding the exact location of the outside seating area, the Commission was advised by Mr. Lambros the outside seating area would be located at the northeast corner of the building and would be heavily landscaped to screen the area from view and would include a fire pit for decorative purposes only. There were no further questions or comments from the Commission. In response to an inquiry by Chairman Howell, there were no comments or questions from the audience. Motion by Cadotte, seconded by Nadeau, to recommend to City Council with regard to File No. Z-682 an application for a use variance to allow outside seating areas for Dunnhill’s Steak and Chop House located at 1501 South Route 31 be granted, and that Table 32A, the Approval Criteria for Use Variances, page 379 of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: None. Motion carried 7-0. Planning and Zoning Commission March 1, 2007 Page 3 Motion by Cadotte, seconded by Buhrman, to recommend to City Council with regard to File No. Z-682, an application for setback variance for Dunnhill’s Steak and Chop House located at 1501 S. Route 31 be granted, and that Table 32, the Approval Criteria for Variances, pages 377- 378 of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: None. Motion carried 7-0. Chairman Howell closed the Public Hearing at 7:50 p.m. Other Business Responding to an inquiry regarding the reappearance of Captain Rod at a new location along Route 120, Director Napolitano stated he has been in contact with Captain Rod who has been advised he must secure a conditional use permit to operate at the new location. Captain Rod was issued a citation on March 1, 2007 and was informed that he would have to come back before the Planning and Zoning Commission for public hearing. The applicant is not happy about that and would prefer to circumvent the process and go back before Council. It was noted by Buhrman that the City did not receive sales tax dollars previously from Captain Rod. Thacker expressed his concern regarding Captain Rod’s track record for violations. Buhrman questioned grading work being done next to Buss Ford. Director Napolitano advised that wetland mitigation was being performed by Pacini. Discussion continued regarding the following: 1] Olive Garden; 2] the new Mexican restaurant on John Street and parking difficulties at that location; there; 3] the Main Street Sub-Area; and 4] future agenda items. Adjournment Motion by Cadotte, seconded by Nadeau, to adjourn at 8:15 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: None. Motion carried 7-0. The meeting was adjourned at 8:15 p.m. Respectfully submitted, Kathleen M. Kunzer, Deputy Clerk CMC RMC Planning and Zoning Commission Secretary