City of Moline Plan Commission met March 22.
Here are the minutes provided by the commission:
Present: Victoria Graves, Brett Carter, Craig Loken, Craig Mack, Cindy Wermuth Absent: Butch Trevor, Jeff Nelson, Billy Allison, Zach Campbell
Staff: Seán Foley, Ryan Hvitløk, Irene Muñoz, Savanna Cruz, Dan Bolin (Corporation Counsel), David Silverman (Corporation Counsel, virtual)
Others: Leslie Oberholtzer, Richard Brannen, Sean Vogler, Dorothy Pullen, Matt Serres, Chris Dober, Hong Nyuyen, Lori Pennington, Maria Martinez, Tom Arends, Guy Foutch, Alexandra Elias, Susan McAfee
1. Call to Order
Chair Victoria Graves called the meeting to order at 4:07 pm.
2. Approval of Minutes from February 22, 2023
Motion made by Commissioner Cindy Wermuth, seconded by Commissioner Craig Loken to approve February 22 minutes. Motion carried unanimously.
3. Approval of Minutes from March 8, 2023
Motion made by Commissioner Craig Mack, seconded by Commissioner Brett Carter to approve March 8 minutes. Motion carried unanimously.
4. Public Comment - none
5. Public Hearing
2023-04-PC: Form-Based Code: A public hearing to consider the adoption of a form-based code for Moline Centre, which will replace the existing B-2 zoning district and regulations in the form-based code area, and such other and further zoning approvals as may be required
Chair Victoria Graves swore in participants making public comments before the Commission.
Mr. Hvitløk presented the Staff Report for Case 2023-04-PC to the Commission. In January 2022, the City Council approved a Professional Services Agreement with Codametrics to draft a form-based code for Moline Centre. Staff has been working with Codametrics and the form-based code advisory committee to draft the proposed code since summer 2022. This code has included extensive public engagement throughout including a public open house on January 26, 2023 as well as the distribution of a draft for public comments for the last six weeks. This code would repeal a large majority of the B-2 zoning district, with the exception of a few parcels located near the Western Illinois University campus, replacing the existing district designation and regulations with new zoning districts and regulations.
Ms. Leslie Oberholtzer continued the presentation and emphasized businesses will stay as is, unless a property is vacant for a year or more, an expansion is made to a building, or if there were more than 50% damage to the building/business. There were also a few changes to be proposed to the code since last presented. The uses of the building proposed to change are eating/drinking and retail sales are allowed by right a in portion of the building, not more than 25% of the foot print in the GX zones, and to move alcohol sales (packaged only) out of retail, intensive category. There were also parking revisionsto add Moline Centre to the districts exempt from parking requirements and to add requirements to off street parking. As for signage, free-standing signs are not allowed. Mr. Hvitløk concluded the presentation by stating that staff is recommending approval based on the findings of fact that are met with the changes made by the consultant.
Attendees gave public comment regarding the Form-Based Code.
Chris Dober – Mr. Dober owns the building at 1810 5th Avenue and is made up of 6 different suites (4 out of 6 suites are currently occupied). Mr. Dober handed out packets with the proposed zoning of his building to the Commission. The Code will put him in the new zoning of GX-1(General Resident Office district). Mr. Dober believes his building should be zoned as an SX-1(Mixed Use Storefront district) and thinks other investors will not buy the unoccupied suites due to it not being zoned as an SX-1.
Sean Vogler – Mr. Vogler’s property is located at 604 21st Street. He has made his basement into an office area and the upstairs is residential. He is to be zoned in a RX (Residential Edge district) in the Form-Based Code and believes he should be zoned in a General-Residential-Office district.
Lori Pennington – Ms. Pennington owns the property at 1317 6th Avenue, Heritage Natural Foods. She is contesting that her property be zoned in a SX-1 (Multi-Use Storefront Core district) and not the GX-1 (General Resident-Office district) as the Form-Based Code reclassifies her. Chair Victoria Graves noted that Ms. Pennington did provide a letter as well and it will be part of the public record.
Alexandra Elias – Ms. Elias, Renew Moline, complimented Ms. Oberholtzer, her team, and city staff on the work done on the Form-Based Code. Renew Moline recently acquired the JCPenney Building and the parking lot behind it, and has been working with Mr. Hvitløk and Ms. Oberholtzer with the zoning. She believes the Code is a good idea, but she wants the Plan Commission to realize the proposed Code is very specific.
Susan McAfee – Ms. McAfee owns Bookkeeping Associates, located at 2130 5th Avenue. The Code currently has Ms. McAfee zoned as an RX (Residential Edge district) and isn’t sure why she was zoned as RX when the surrounding properties are zoned at GX-2 (Residential-Office Edge district). Ms. Oberholtzer replied that there was a mistake in this part of the Code, and Ms. McAfee should be zoned as a GX-2 and not an RX.
Richard Brannen – Mr. Brannen owns the property at 2100 5th Avenue. He believes that the areas left and right of I-74 Bridge are more of an industrial area and shouldn’t be a Residential area. Mr. Brannen filled out an interested party form that will be apart of the public record.
Mr. Hvitløk noted the zones to be changed per the participants who requested a different zoning code, going from west to east downtown: 1) Heritage Natural Foods, 1317 6th Avenue, going from the proposed GX-1 to SX-1. 2) The property that is Central Store, bounded by 5th Avenue on the north, 18th Avenue on the west, the alley between 5th and 6th Avenue on the south, going from proposed GX-1 to SX-1. 3) The properties bounded on 21st Street to the west, 22nd Street to the east, 5th Avenue to the north, and the alley between 6th Avenue and 7th Avenue, that is currently proposed as RX, going to GX-2. 4) The property bounded by 22nd Street to the west, 23rd Street to the east, the alley between 5th Avenue and 6th Avenue to the north, and 6th Avenue to the south, currently proposed to be an RX, going to zone GX-1.
Mr. Hvitløk also recommended a Community and Economic Development Department policy to allow for affected properties within the Form-Based Code area to request a rezoning within 1 year of adoption at no charge to them.
Motion made by Commissioner Brett Carter, seconded by Commissioner Craig Mack to approve the Form-Based Code, subject to the additional conditions recommended by Staff on the record. Motion carried unanimously.
Motion made by Commissioner Craig Loken, seconded by Commissioner Cindy Wermuth for Staff to adopt a policy allowing participants within the Form-Based Code to request a rezoning within 1 year at no charge. Motion carried unanimously.
6. Old Business - none
7. New Business
Commissioner Craig Loken questioned the attendance policy after attending the City Council meeting the night prior. Chair Victoria Graves drafted a proposal and gave to Mr. Hvitløk, whom will run past Corporation Counsel. The goal be to have something in front of Plan Commission and then the Commission can vote on it.
8. Reports and Communications
a. Director’s Report(s)
Mr. Hvitløk congratulated the Commission and Ms. Oberholtzer on a well put together presentation on the Form-Based Code.
b. Other report(s), & Announcements, & Upcoming Applications
I. 2023-05-PC: Request for reclassification of zoning, from “I-1” Light Industrial district, to “B-4” Highway/Intensive Business district (1522 and 1526 46th Avenue), April 12
II. 2023-06-PC: Request for reclassification of zoning, from “R-2” One-Family Residence district, to “NC” Neighborhood Center district (161 5th Avenue), April 12
9. Upcoming Meetings
Next Plan Commission Meeting is April 12, 2023
10. Public Comment
None
11. Adjournment
Motion made by Commissioner Brett Carter, seconded by Commissioner Cindy Wermuth to adjourn. Motion carried unanimously. Meeting adjourned at 6:27 pm.
http://www.moline.il.us/ArchiveCenter/ViewFile/Item/8896
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