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HomeMy WebLinkAboutMinutes - 05/01/2008 - Planning and Zoning Commission City of McHenry Planning and Zoning Commission Meeting May 1, 2008 Vice Chairman Buhrman called the May 1, 2008 regularly scheduled meeting of the City of McHenry Planning and Zoning Commission to order at 7:30 p.m. In Attendance were the following: Buhrman, Cadotte, Ekstrom, Nadeau, Schepler, Thacker. Absent: Howell. Also in attendance were: Attorney Ryan Farrell, Planner Kolner, Deputy Clerk Kunzer. Approval of Minutes Motion by Nadeau, seconded by Cadotte, to approve the minutes of the Planning and Zoning Commission as presented: April 3, 2008 regularly scheduled meeting. Voting Aye: Buhrman, Cadotte, Ekstrom, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Howell. Motion carried 6-0. Public Hearing: Energy Development Fields File No. Z-725 Outlot 1 of Lot 2 of Shops at the Fox River Shopping Center PIN 09-23-127-001 Conditional Use Permit Vice Chairman Buhrman called the Public Hearing to order at 7:31 p.m. regarding File No. Z- 725, an application for conditional use permit, to allow the service of alcoholic beverages in conjunction with a restaurant, as submitted by Energy Development Fields on behalf of Olive Garden Restaurant. In attendance was Applicant Bob Fields of Energy Development Fields who was sworn in by Attorney Farrell. Notice of the Public Hearing was published in the Northwest Herald on April 16, 2008. Notices were mailed to all abutting property owners of record via certified mailing. The subject property was posted as required by ordinance. The Certificate of Publication, certified mailing receipts, and affidavit of posting are all on file in the City Clerk’s Office. Mr. Fields stated his firm is a development consultant for all of Darden Restaurants of which Olive Garden is a part. The proposed restaurant would be located in an outlot of Shops at the Fox River Shopping Center, located southeast of the intersection of Route 31 and Shoppers Drive. Planning and Zoning Commission May 1, 2008 Page 2 Mr. Fields noted a very small percentage of the restaurant sales is comprised of alcoholic beverages. The bulk of the sales is derived from food service. The restaurant specializes in Italian food. Planner Kolner provided the commissioners with the Staff Report regarding the request. She noted the applicant would be constructing Olive Garden’s typical building on the site. The building would blend in well with the surrounding shopping center. The applicant is seeking a conditional use permit to allow the serving of alcoholic beverages in conjunction with its Italian restaurant. Staff has reviewed the application and supports the request. Vice Chairman Buhrman invited questions and comments from the Commission. Responding to an inquiry, Mr. Fields stated all employees would be required to attend a BASSET course to ensure their knowledge of all liquor license requirements and regulations. In response to a question, Mr. Fields noted the structure would not resemble the Olive Garden currently located in West Dundee. He stated Olive Garden in recent years has changed the motif to resemble a Tuscan Villa in Italy. Prior to the implementation of the new structure design, managers were sent to Italy to train prior to taking over their restaurants to ensure the “flavor” of the building is carried throughout in the ambiance provided by restaurant staff. Planner Kolner noted the Woodfield Olive Garden facility is the new Tuscan Villa design. Mr. Fields noted, although the facility appears to have two levels based upon the exterior elevations, there is only one level. The high roof and towers are merely architectural elements of the structure. Responding to a question, Mr. Fields stated the construction time would be 4 ½ months. Staff training would take approximately 3 ½ weeks. Brief discussion followed regarding access to the parcel from Shoppers Drive. Mr. Fields stated there would be two full access points onto Shoppers Drive from the site. The access points would line up with the entry to J.C. Penney and the entry to Dick’s Sporting Goods. Referencing the sidewalk shown on the site plan, Mr. Fields noted if the sidewalk is currently not in place along Shoppers Drive, the applicant would construct is as per the approved plans. Mr. Fields responded to further inquiry noting the original Olive Garden Restaurant opened in Orlando, Florida. Corporate headquarters of the Darden Restaurants, of which Olive Garden is one, are located in Orlando. Brief concern was expressed regarding the existing road striping on Shoppers Drive and the confusion it created. For clarification purposes, Planner Kolner stated the Dick’s shopping center is located on Lot 1 of Shops at the Fox River Subdivision. Olive Garden is being proposed for Outlot 1 of Lot 2 of the subdivision. Responding to an inquiry, Mr. Fields stated there would be no outside seating at the restaurant. Planning and Zoning Commission May 1, 2008 Page 3 Planner Kolner inquired if Darden Restaurants would be bringing any other entities to the area once the success of Olive Garden has been established. Mr. Fields stated it might be possible to eventually have a Red Lobster or LongHorn Steak House, pending the success of the Olive Garden. He noted there is already interest by Darden in another parcel in the general area. Darden Restaurants also owns the Capital Grill, Bahama Breeze, and Seasons 52. Motion by Cadotte, seconded by Nadeau, to recommend to City Council, with regard to File No. Z-725, an application for a conditional use permit to allow the serving of alcoholic beverages in conjunction with a restaurant, as submitted by Energy Development Fields on behalf of Olive Garden Restaurant (a Darden Restaurant), for Outlot 1 of Lot 2 of Shops at the Fox River Subdivision, be granted; and that Table 31, the Approval Criteria for Conditional Use Permits, pages 357-358 of the Zoning Ordinance, has been met. Voting Aye: Buhrman, Cadotte, Ekstrom, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Howell. Motion carried 6-0. Other Business Planner Kolner stated she had received an inquiry from Jim Archos, who owns the property located at 1213 North Riverside Drive. Although the property is zoned C4 Downtown Commercial, Mr. Archos has lost his first floor retail tenant and would like to utilize the entire building as residential. Planner Kolner advised Mr. Archos she would ascertain if there would be interest in permitting the residential first floor use in the commercial district. Brief discussion occurred. It was the consensus of the Commission that a Use Variance could be sought but that it should be a short-term use, no more than 2-3 years. Some discussion followed regarding confusion and possible hazards caused by the recently approved Meijer Store Drive-up Pharmacy relocation. It was pointed out the garden center fence and product has not been relocated 10’ to the west as was indicated on the approved site plan. Planner Kolner will request Staff review the site plan and ascertain if the existing layout conforms to the approved plan. Planner Kolner stated the Camp Bow Wow conditional use permit conditions required a 90-day inspection regarding potential noise pollution following implementation. Staff will be inspecting this week to determine if the noise level generated by the dogs is acceptable. The next meeting is scheduled for May 15, 2008. The applicant is a resident seeking annexation and connection to municipal services. Commissioner Thacker noted he would be out of town. Planning and Zoning Commission May 1, 2008 Page 4 Adjournment Motion by Ekstrom, seconded by Nadeau, to adjourn the meeting at 8:02 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Nadeau, Schepler, Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Howell. Motion carried 6-0. The meeting was adjourned at 8:02 p.m. Respectfully submitted, _______________________________ Kathleen M. Kunzer, Deputy Clerk City of McHenry