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HomeMy WebLinkAbout01/08/2026 P&Z Minutes (PZ-31-25) / 200 S. Main Street / CU: Preliminary and Final Planned Unit Development1 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-31-25 PROPERTY ADDRESS: PETITIONER: PUBLICATION DATE: REQUEST: MEMBERS PRESENT: MEMBERS ABSENT: STAFF MEMBERS PRESENT: INTERESTED PARTIES: Hearing Date: January 8, 2026 200 S. Main Street 200 S. Main Street, LLC (Arthur Holmer) December 24, 2025 Conditional use approval for a preliminary and final Planned Unit Development Walter Szymczak Ewa Weir Donald Olsen Michael Fricano Fay Costa Joseph Donnelly William Beattie Richard Rogers Ann Choi — Development Planner Jason Shallcross — Director of Community & Economic Development 200 S. Main St, LLC (Arthur Holmer), Petitioner Neal Thompson, Architect Acting Chair Szymczak called the meeting to order at 7:01 PM. Commissioner Costa made a motion seconded by Commissioner Olsen to approve the minutes from the Planning and Zoning Commission meeting on December 11, 2025 with a request by Commissioner Costa to revise the meeting minutes to include the discussion on the Village's tree replacement requirement. The minutes were approved 5-0. Acting Chair Szymczak introduced case number PZ-31-25, 200 S. Main Street, a request for conditional use approval for a preliminary and final planned unit development. Ms. Choi presented an overview of the petitioner's request fora conditional use fora preliminary and final planned unit development to construct a one-story restaurant with Planning & Zoning Commission Meeting —January 8, 2026 PZ-31-25 outdoor dining on the subject property located at the southwest corner of South Main Street and West Evergreen Avenue. Ms. Choi reviewed the site's history, noting that it was formerly occupied by a service station and later an office building that was demolished in 2017, leaving the site largely paved and vacant. Ms. Choi stated that the proposed restaurant is oriented toward Evergreen Avenue and Main Street, with parking accessed from the existing public alley to the west. Ms. Choi presented the proposed floor plan that illustrated the indoor dining areas, outdoor dining patio, and back -of -house functions, with pedestrian connections to adjacent public sidewalks. Ms. Choi explained that the proposal requires zoning relief for reduced front yard setbacks along both Main Street and Evergreen Avenue, as well as a reduction in the required number of off-street parking spaces, and that these deviations are being requested as part of the planned unit development. Ms. Choi also reviewed the architectural and site design elements of the project, including building materials, fagade articulation, compliance with the Downtown Design Guidelines, and screening of rooftop mechanical equipment and solar panels. Ms. Choi noted that a condition of approval was included requiring a glare analysis for the solar panels to ensure there would be no adverse impacts on nearby residential properties. Ms. Choi also stated that landscaping will be finalized at the building permit stage, and stormwater management requirements will be subject to final determination by the Metropolitan Water Reclamation District (MWRD) and Public Works, with any necessary design modifications eligible for administrative approval by the Village Manager. Ms. Choi noted that a 5.7-foot-wide strip of land along the west property line is proposed to be dedicated to the Village to meet alley width requirements, with the dedication to be recorded prior to issuance of a Certificate of Occupancy. Ms. Choi stated that the proposal is consistent with the Comprehensive Plan and the Village's Strategic Plan goals for downtown redevelopment and concluded her presentation with staff's recommendation approving of the conditional use, subject to the conditions listed in the staff report. Ms. Choi requested that the Planning and Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and recommend approval of the following motion: 1. A conditional use for a preliminary and final Planned Unit Development (PUD) consisting of cone -story restaurant with outdoor dining, subject to the following conditions: a. Deviations or exceptions from the Village's Zoning Code as necessary to permit development of the Subject Property as a planned unit development in accordance with this Ordinance and the Approved Plans (as defined below), including all specific zoning deviations and exceptions set forth in the Petitioner's application materials. b. Development of the site in strict conformance with the following Approved Plans dated 12/19/2025: i. Architectural plan set (14 sheets) titled "New Free Standing One -Story Dine -In Service Restaurant With Exterior Patio Fatpour Tapworks Planning & Zoning Commission Meeting —January 8, 2026 PZ-31-25 Zoning Review Package: 12/19/2025" and prepared by Aria Group Architects, Inc.; ii. Architectural elevations (6 pages) titled "Fatpour Tap Works Zoning Review" prepared by Aria Group Architecture + design, and dated December 4, 2025; iii. Engineering plan set (10 sheets) titled "Site Improvement Plans for Fatpour Tap Works" and prepared by Jacob & Hefner Associates, Inc.; c. Compliance with all applicable Village Code requirements, including, but not limited to zoning, fire, building, environmental health, sign, and other Village Codes and regulations; d. The use of stucco or engineered stucco systems (EIFS -type) is prohibited. e. The proposed solar panels shall not be visible when viewed from the public right-of-way or from residentially zoned property and shall be fully screened by the raised parapet wall. The Petitioner shall submit a glare analysis for the rooftop solar panels demonstrating that glare or reflected light will not adversely impact the Prospect Place building (11 W. Prospect Place) or its dwelling units. The analysis shall include seasonal variations of the sun and its reflection on the Prospect Place building/units. f. Should stormwater management requirements imposed by MWRD and/or the Village's Public Works/Engineering Department require modifications to the site design, staff recommends that such changes be subject to administrative review and approval by the Village Manager g. A five and seven -tenths -foot -wide (5.7') area extending along the entire Length of the west property line shall be dedicated to the Village by the Petitioner through a plat of dedication. The plat of dedication shall be recorded prior to the issuance of a Certificate of Occupancy; h. Submittal of irrigation and photometric plans that comply with Village codes and regulations; i. All signs shall be submitted, reviewed, and approved during the permitting process. All signs shall conform to Village Code. Any future relief requested for signage shall require an application for a minor amendment to the PUD; j. All rooftop mechanical equipment shall be hidden when viewed from ground Level. as viewed from the public right of way or property line of any adjacent residentially zoned property. Screening of the RTUs shall be a continuous, permanent, sound attenuating and noncombustible screen of a color compatible with the principal structure. The parapet wall shall be raised to provide full screening of any RTUs. The Director of Community Development is authorized to approve the design of any additional required screening; k. The Petitioner shall address all comments included in the Village review Letter dated December 29, 2025 (PZ-31-25) attached as Exhibit B of the staff report. Planning & Zoning Commission Meeting —January 8, 2026 PZ-31-25 Ms. Choi highlighted four conditions unique to the proposed request, including the requirement that all rooftop solar panels be screened; the submission of glare analysis to confirm there will be no adverse impacts on the Prospect Place residences; authorization for any site plan modifications resulting from the MWRD or Public Works stormwater management requirements to be approved administratively by the Village Manager without the need for a minor PUD amendment; and the dedication of a 5.7-foot-wide strip of land along the west property line to the Village, with the dedication to be recorded prior to issuance of a Certificate of Occupancy. Ms. Choi stated that the Village Board's decision is final for the case and concluded her presentation. Acting Chair Szymczak asked whether the Commission had any questions for staff. Commissioner Weir inquired about the purpose of the dedication located along the rear of the building. Ms. Choi presented a slide depicting the dedication and explained that the alley measures 24 feet 6 inches in width, with a portion currently located on private property. Commissioner Weir asked whether the highlighted area contained any public utilities or if it was solely intended to achieve the required alley width. Ms. Choi responded that the dedication is needed to meet the required alley width. Director Shallcross added that a two-way drive aisle requires a minimum width of 24 feet and that, given the presence of perpendicular parking and two-way vehicular movements within the alley, the additional width is necessary to safely accommodate traffic. Commissioner Weir asked whether relief was being requested for both the front yard setback along Evergreen Avenue and the side yard setback along Main Street, and also questioned why the walkway along the rear of the building was proposed at a width of 7 feet. Ms. Choi responded that relief is being sought for building setbacks along both Evergreen Avenue and Main Street. Director Shallcross explained that the Public Works Department requires a minimum sidewalk width of 7 feet when adjacent to parking stalls to account for potential vehicle overhang. Director Shallcross noted that while a 5-foot sidewalk typically satisfies ADA requirements, the additional width is necessary because vehicles will regularly overhang into the walkway, and staff therefore applied the minimum width required by the Village's Engineering Department. Commissioner Weir noted that wheel stops were provided and asked whether they would prevent vehicle overhang. Director Shallcross responded that wheel stops could prevent overhang if properly maintained, but that the wider sidewalk represents a belt -and -suspenders approach. Ms. Choi added that the wheel stops are designed to allow for a 2-foot vehicle overhang. Commissioner Costa asked whether the parapet screening would obscure the solar panels and reduce their efficiency. Director Shallcross responded that staff does not believe the screening will materially affect the panels' performance, as the panels are tucked behind the north parapet wall and oriented to face south, away from the nearest parapet wall. Director Shallcross acknowledged that some partial shading could occur at times; Planning & Zoning Commission Meeting —January 8, 2026 PZ-31-25 however, given the potential aesthetic impacts and the applicable design guideline requirements, staff required that the developer screen the solar panels along with the other rooftop mechanical equipment. Hearing no further questions from the Planning and Zoning Commission, Acting Chair Szymczak swore in the following individuals: • Petitioner, Arthur Holmer, 1307 N. Clybourn Avenue Suite A, Chicago, IL • Architect, Neal Thompson, Aria Group Architects, 830 North Boulevard, Oak Park, IL Commissioner Weir noted that there is a strong visual emphasis on the back -of -house area, as reflected by the black fagade, and acknowledged that the petitioner is seeking relief for the side yard setback. Commissioner Weir asked whether additional visual mitigation could be provided along that fagade. Mr. Thompson responded that the floor plan currently includes a setback between the front -of -house and back -of -house areas, and that this transition could be made more pronounced through the use of architectural piers to add depth and articulation. Mr. Thompson also noted that the outdoor patio and operable partitions opening to the patio would introduce activity and visual interest from the main dining area, with patrons eating and drinking, including people "curling", circulating along that side of the building. Mr. Thompson added that, if required as a condition of approval, the petitioner would be willing to pull the back -of -house functions further back. Commissioner Olsen asked the petitioner whether there were any concerns regarding parking. Mr. Holmer responded that he was not concerned, as he believes there is sufficient parking in the surrounding area to support the restaurant. Commissioner Weir asked how many on -street parking spaces are available, noting that the code requires 11 spaces while only 8 are proposed on site. Mr. Thompson responded that several on -street spaces are available along Evergreen Avenue, as well as in the adjacent parking lot associated with St. Mark's Church. Commissioner Weir then asked whether the petitioner would be able to utilize the adjacent parking lot. Mr. Thompson stated that there is an agreement between the church and the Village allowing use of that lot. Director Shallcross stated that the Village recently authorized the purchase of the parcel containing the parking lot and that, pursuant to the purchase, a parking rider requires that at least 30 parking stalls remain available within 500 feet of St. Mark's Lutheran Church. Director Shallcross explained that, until at least 30 new parking stalls are provided elsewhere in the area, a minimum of 30 stalls in that lot will remain available for public use. Director Shallcross further noted that nearly 50 public parking spaces are available in the Wille Street parking lot one block away, approximately 150 spaces are available along Prospect Avenue, and close to 50 additional spaces are available along Evergreen Avenue Planning & Zoning Commission Meeting —January 8, 2026 PZ-31-25 west toward Wille and Pine Streets. Director Shallcross stated that there are hundreds of parking spaces in the immediate area and that the Village is currently conducting a separate parking utilization study to evaluate parking usage at various times and days. Based on current conditions, staff believes there is sufficient parking in the vicinity to accommodate the demand generated by Fatpour Tapworks and noted that the provision of 8 on -site parking spaces is also beneficial for patrons. Commissioner Costa asked how many staff members would be employed at the facility. Mr. Holmer responded that the restaurant plans to employ approximately 50 individuals, with roughly 15 to the mid-20s employees working at any given time. Commissioner Weir then asked whether employees would park remotely rather than using the 8 on -site parking spaces located at the rear of the restaurant. Mr. Holmer responded that employees would Likely park off -site. Director Shallcross added that most on -street parking in the downtown area is limited to two- to four-hour durations, which is insufficient for restaurant staff who typically require Longer parking periods. Director Shallcross noted that the restaurant would also want to avoid employees occupying the parking spaces immediately adjacent to the building. Director Shallcross explained that the Wille Street parking lot is available for businesses with employees who need extended -duration parking, and that staff may register their vehicles to receive authorization to park there for longer periods. Director Shallcross also noted that the Village Hall parking deck is available as an additional parking option. Commissioner Weir noted that sizable skylight is proposed over the bar area and asked whether the lights would be turned off when the restaurant is closed to avoid impacts on nearby residents. Mr. Thompson responded that the skylight is not expected to extend above the surrounding parapet wall and that the adjacent single-family residences would not be adversely affected. Mr. Thompson stated that residents of Prospect Place may be able to see the skylight when illuminated; however, the lighting would not be very bright. Mr. Thompson further noted that the restaurant intends to close at 11:00 p.m., at which time the lights would be turned off. Commissioner Weir also asked whether light poles would be installed in the parking area or if the area would be illuminated by building -mounted lighting. Mr. Thompson responded that the parking area would be lit from the building. Commissioner Weir then inquired whether the proposed lighting would comply with the Dark Sky Association requirements. Mr. Thompson stated that a photometric plan had been submitted and, while additional refinements are needed, the project intends to comply with those standards. Commissioner Costa asked the petitioner to explain how stormwater issues at the site would be addressed, noting that she continued to have some reservations about approving the planned unit development should the MWRD require significant changes that could affect the site. Commissioner Costa stated that the area is already fully developed and Planning & Zoning Commission Meeting —January 8, 2026 PZ-31-25 7 congested and expressed concern that certain stormwater questions remained unresolved. Commissioner Costa acknowledged, however, that the provision of on -site stormwater detention was a positive aspect of the proposal. Mr. Thompson responded that the project's civil engineer was present and available to address those questions. Acting Chair Szymczak swore in the civil engineer for the project, Jason Cebulski, 1333 Butterfield Rd #300, Downers Grove, IL. Mr. Cebulski stated that the subject site is approximately 0.4 acres in size and that the MWRD requires stormwater detention only for sites with three acres or more of contiguous ownership; therefore, the project does not trigger MWRD detention requirements and is subject only to the Village's ordinances. Mr. Cebulski further explained that MWRD volume control requirements apply to sites greater than one-half acre, and the project is also below that threshold. Mr. Cebulski noted that a letter requesting confirmation of this determination was submitted to the MWRD the prior week following receipt of the Village's review letter, and that a response is anticipated within approximately one week. Regarding flooding concerns, particularly for the property to the south, he explained that storm sewer pipes are proposed along the southern portion of the site to collect runoff and convey it north. Mr. Cebulski added that the petitioner will continue to coordinate with Public Works staff on the detention basins and, if MWRD ultimately determines that detention is not required, the basins may be reduced to maximize green space. Mr. Cebulski stated that the project team is awaiting MWRD's formal determination, which will be independent of the Village's stormwater review. Commissioner Weir asked about the origin of the name "Fatpour." Mr. Holmer explained that the name refers to the larger beer pours served in tall mugs, noting that patrons may order either a regular pour or a "fat pour." Mr. Holmer added that the proposed restaurant would be the company's fourth location. Mr. Holmer stated that the first location opened in Wicker Park in 2012, the second opened in 2018 adjacent to McCormick Place within a tri-brand Hilton hotel, and the third location recently opened in Lincolnwood. Acting Chair Szymczak invited members of the public to provide comment. Charles Chen, 218 South Main Street, Mount Prospect, IL, asked about the proposed occupancy of the restaurant. Mr. Thompson responded that the restaurant would accommodate more than 100 patrons. Mr. Chen then asked whether the Village would receive any revenue for the use of public parking spaces. Director Shallcross responded that the Village would receive revenue in the form of taxes generated by the restaurant. Mr. Chen expressed concern that the restaurant would use public parking spaces at no cost, to the detriment of the public. Director Shallcross responded that the Village has adopted a policy allowing forgiveness of floor area for downtown businesses when calculating parking requirements, as the Village does not expect each business to Planning & Zoning Commission Meeting —January 8, 2026 PZ-31-25 accommodate all parking demands on -site. Mr. Chen further noted that, based on a parking ratio of four spaces per 1,000 square feet of floor area, he anticipated an overflow of approximately20to 30vehicles beyond the on -site parking provided. Mr. Chen also raised several additional concerns, including traffic circulation near the intersection of Main Street and Evergreen Avenue, noting that vehicles making right turns from Main Street onto Evergreen Avenue often do so sharply, which he believed could create safety issues for restaurant patrons walking along these streets. Mr. Chen suggested that the site's previous use as a gas station may have been better suited to vehicle maneuvering due to the available turning space. Mr. Chen also expressed concern about pedestrian safety in the area, citing narrow 5-foot- wide sidewalks along both Main Street and Evergreen Avenue. Mr. Chen suggested that widening the sidewalks to7feet could help alleviate pedestrian congestion and reduce potential liability concerns. In addition, Mr. Chen noted that he was OK that there are several other pubs operating in the immediate area. Mr. Chen suggested that a location between Le Peep and Continental Bakery might be more appropriate for a pub -style use, citing better access to parking and smaller adjacent streets that would be safer for patrons to cross compared to Evergreen Avenue, Main Street, and Northwest Highway. Mr. Chen further noted that The Dawson also has a vacant ground -floor tenant space that could potentially accommodate such a use. Acting Chair Szymczak asked if any additional members of the public wished to speak. Nate DeVan, 210 S. Wi«e Street, Mount Prospect, IL, stated that he had identified approximately 6 pub or bar -style restaurants in the surrounding area and questioned the need for an additional establishment of a similar type. Mr. DeVan expressed concern regarding increased competition, the potential impact on existing businesses, and whether the community needs another restaurant offering similar fare, such as beer and burgers. Mr. DeVan also raised concerns regarding parking and traffic, noting that Wi«e Street is frequently used as a cut -through from Main Street, often at high speeds. Mr. DeVan stated that nearby residents may be concerned about increased on -street parking and traffic impacts associated with the proposed restaurant. Commissioner Weir asked the petitioner to respond to the concerns raised by members of the public, including questions related to traffic flow, whether the intersection of Main Street and Evergreen Avenue had been studied, and issues related to parking, congestion, and overall safety. Mr. Thompson responded that traffic study was not prepared, and the 7-foot walkway is Located along the west side of the building to get people from the parking to the restaurant. Mr. Thompson stated that he does not believe a lot of people will be spilling out onto Main Planning & Zoning Commission Meeting —January 8, 2026 PZ-31-25 Street because the main entrance is on Evergreen Avenue and the doors that open onto Main Street are for emergency egress only. Commissioner Weir asked whether a public sidewalk exists along the street, its width, and whether it would remain in place without a carriage walk separating it from the roadway. Mr. Thompson responded affirmatively, stating that the sidewalk is 5 feet wide, would remain as -is, and that no carriage walk is proposed. Commissioner Weir also asked whether the outdoor seating area would be fenced and whether patrons would be contained within the patio area. Mr. Thompson responded in the affirmative, noting that the area would be enclosed and that gates are provided for emergency purposes only and would not serve as primary points of ingress or egress during normal business hours. Acting Chair Szymczak asked about the hours of operation. Mr. Holmer stated that the hours have not been solidified but that they may extend past 11:00 p.m. Commissioner Costa asked if the outdoor area would be packed up or still fenced off during the colder months. Mr. Thompson stated that the fence is permanent but express doubt that anyone would be sitting out there during the colder weather. Commissioner Costa asked whether the petitioner was concerned about competition in the area. Mr. Holmer responded that he believes the restaurant would offer a distinct concept, describing it as a polished, casual American fare sports bar where patrons can feel comfortable in either formal or casual attire. Mr. Holmer stated that no similar establishment currently operates in the immediate area and that the concept is slightly elevated in terms of food quality, beverage selection, and decor. Mr. Holmer added that the restaurant would include a vibrant event space, would engage with the community, and would focus on attracting local patrons rather than visitors from Chicago, which he stated is key to the restaurant's long-term success. Commissioner Weir asked staff if the sidewalk along Main Street is continuous against the road or if it jogs back. Director Shallcross responded that the sidewalk is a continuous carriage walk all the way through the S-curve of Main Street/Elmhurst Road. Hearing no further comments from the Commission, Acting Chair Szymczak closed the public hearing and requested a motion. Commissioner Weir proposed adding a condition to address the black fagade located at the southern end of the east elevation, stating that it should either be set back or treated architecturally to avoid appearing as a "black box." Director Shallcross restated Commissioner Weir's request to confirm accuracy and clarified that the Commission would be approving the petition as recommended by staff, with an additional condition requiring the black portion of the eastern elevation to either be further set back from Main Street, enhanced architecturally, or screened with landscaping, due to its prominence along Main Street, subject to approval by the Director of Community Development. Planning & Zoning Commission Meeting —January 8, 2026 PZ-31-25 10 Commissioner Weir then made a motion to approve the request with the conditions outlined by Director Shallcross, and Commissioner Olsen seconded the motion. UPON ROLL CALL AYES: Szymczak, Weir, Olsen, Fricano NAYS: Costa The Planning and Zoning Commission gave a positive recommendation (4-1) for the next Village Board meeting to be held on January 20, 2026. After hearing no additional items of new business, Acting Chair Szymczak asked if there were any citizens to be heard. Hearing no further discussion, Commissioner Weir made a motion, seconded by Commissioner Olsen, and the meeting was adjourned at 7:50 PM. Ann Choi, Development Planner Planning & Zoning Commission Meeting —January 8, 2026 PZ-31-25