Rock Island Today

City of Moline Plan Commission met Feb. 22.

Here are the minutes provided by the commission:

Present: Victoria Graves (Virtual), Brett Carter, Mark Harpole, Butch Trevor, Sam Moyer, Cindy Wermuth, Craig Loken (Virtual), Billy Allison, Alan Silas

Absent: None

Staff: Jennifer Bizarri, Irene Muñoz, Savanna Cruz, Chris Mathias, David Silverman (Corporation Counsel, Virtual)

Others: Alexandra Elias, Jim Nelson, Sameer Kulkarni, Tom Hepner, Robert Weber

1. Call to Order

Vice Chair Moyer called the meeting to order at 4:00 p.m.

2. Remote Electronic Attendance

Motion made by Commissioner Allison, seconded by Commissioner Wermuth to approve the electronic attendance of Commissioner Loken for employment purposes, and Commissioner Graves for medical purposes. Motion carried unanimously.

3. Roll Call

A physically present quorum was roll called with Commissioners Carter, Harpole, Trevor, Moyer, Wermuth, Allison, and Silas. A remote electronic attendance roll call was called with Commissioners Graves and Loken.

4. Approval of Minutes from January 24, 2024

Motion made by Commissioner Carter, seconded by Commissioner Trevor to approve the January 24, 2024 Plan Commission minutes. Motion carried unanimously.

5. Public Comment - None

6. Public Hearing

Mr. Mathias swore in attendees to testify before the Commission.

i. 2024-04-PC: A Public Hearing to consider a request from Parr Instrument Company for Reclassification of Zoning from “B-3” Community Business District & “I-1” Light Industrial District to “I-1 PUD” Planned Unit Development of a 4.342-acre tract of land located between 140 feet west of 52nd Street & 53rd Street and River Drive & 4th Avenue, and such other and further zoning approvals as may be required.

Mr. Mathias presented the staff report. The Parr Instrument Company is undertaking a multi phased building addition to their existing facility at 211 53rd Street. Phase I of the project will consist of a 54,000 square foot manufacturing addition with two links connecting the new building to the existing 44,000 square foot facility. The Phase II portion of the project will renovate the existing building into 100% office use with a new visitor parking area and entrance south of the existing building. The expansion will allow for Parr Instrument to keep its 130-year old business in the City of Moline. They have proposed a rezoning to “I-1 PUD” (Light Industrial Planned Unit Development), a zoning not only in congruence with the Comprehensive Plan, but also best suited to address the needs of the manufacturer and its expansion. The PUD ordinance also includes the ability for the applicant to expand to the north in the future. The new facility will drastically improve the appearance of the area, and staff hopes this project will be a catalyst to an East End Neighborhood revitalization. The entirety of the alley between 2nd and 4th Avenues would be vacated, as well as the southeastern portion of 52nd Street right of way and a portion of 2nd Avenue right of way. The applicant is proposing 103 Parking Spaces. Truck traffic for loading and unloading will access the site from 52nd Street. This public road will be rebuilt to withstand semitruck traffic. The semitrucks will be able to drive over the property located at 5225 4th Avenue, as this will turn into part of the approach to 52nd Street (this should be considered an addition of approval with the motion). Although the property is in a regulatory flood plain, storm water has been the major issue over the years for this site. 420 acres of the City drains directly to this site. Along with the expansion and renovation, the City will pursue a storm water solution for the area. This solution will involve the addition of more storm water pumps in the area, the rerouting of runoff into a detention basin, and construction of additional storm water detention areas to achieve protection from a 100-year storm event. Staff recommends that Plan Commission recommend approval of the Reclassification of Zoning from “B-3” (Community Business District) & “I-1” (Light Industrial District) to “I-1 PUD” (Light Industrial - Planned Unit Development) to the City Council.

Jim Nelson, President/CEO of Parr Instruments, spoke before the Commission. Mr. Nelson believes this is a mutually beneficial project for the City of Moline and Parr Instruments. Parr Instruments brings in business from all around the world. They started out growing their current facility, and wanted to know how they could keep their footprint in Moline, but needed a solution to the storm water problem. They have 95 people on staff and are growing.

Motion made by Commissioner Wermuth, seconded by Commissioner Carter to recommend to City Council a request from Parr Instrument Company for Reclassification of Zoning from “B-3” Community Business District & “I-1” Light Industrial District to “I-1 PUD” Planned Unit Development of a 4.342-acre tract of land located between 140 feet west of 52nd Street & 53rd Street and River Drive & 4th Avenue; to accept the 52nd Street parking approach; and to accept the findings-of-fact by staff. Motion carried unanimously.

ii. 2024-06-PC: A Public Hearing to consider a request from Renew Moline Properties LLC 1701 Series (owner) & Bush Construction (applicant) for a Variance & Design Adjustments to Division 9, Moline Centre Districts of Article III, of Chapter 35 of the Moline Code of Ordinances for a mixed-use redevelopment project at 1701 5th Avenue, Moline IL (A 0.29-acre portion of PIN: 08-32-219-001), commonly known as the old JCPenney Building, zoned “SX-1” Mixed Use Storefront Core.

Mr. Mathias presented the staff report. As part of a proposed development agreement with the City of Moline, the property at 1701 5th Avenue would have a third story added and be redeveloped into 32 market-rate apartments. The units would be rented and marketed towards younger professionals. 11 of the units would be studio apartments, with 19 one bedroom units and 2 two-bedroom units. The exterior materials proposed are: the existing brick façade to be cleaned and repaired with tuck pointing where required on the first and second floors; exterior metal siding panels on the third floor; and dryvit or equivalent product for the patio face and return walls. The applicants have requested a variance and design adjustments to the form-based code to allow the project to be feasible. The variance includes a reduction to Code Section 35-3904(a)(c) permitted use placement less than 20 feet behind the primary façade for household living units. The Design Adjustments include modifications to Code Section 35-3903(g)(06)(14) to maintain existing setbacks for adding a new story; Sections 35-3906(b)(3)(a) & 3903(g)(06)(15-16) to allow a height of 52 feet; Section 3903(g)(08)(18-19) to reduce the ground story transparency to 62%; Section 3903(I)(10) to reduce the transmittance of the storefront glass to 50%; Section 3906(d) façade material adjustments; Section 3903(g)(08)(23) to omit adding a horizontal division on the existing west façade between floors one and two. Staff recommends that Plan Commission approve the design adjustments and accept the Staff report analysis of the Intent Standards of Division 9 as the findings of fact. The Plan Commission is the final decision maker on this item as the matter does not go to the City Council for review.

Motion made by Commissioner Allison, seconded by Commissioner Silas to approve a request from Renew Moline Properties LLC 1701 Series (owner) & Bush Construction (applicant) for a Variance & Design Adjustments to Division 9, Moline Centre Districts of Article III, of Chapter 35 of the Moline Code of Ordinances for a mixed-use redevelopment project at 1701 5th Avenue, Moline IL (A 0.29-acre portion of PIN: 08-32-219-001), commonly known as the old JCPenney Building, zoned “SX-1” Mixed Use Storefront Core, and to accept the findings-of-fact made by staff. Motion carried unanimously.

7. Old Business - None

8. New Business

a. 2024 Annual Work Plan

Mr. Mathias went over the top 5 work plans for the Plan Commission to work on this year. 1) The Comprehensive Plan. 2) Accessory Dwelling Units. 3) Reduce Parking Minimums. 4) Revise Non Conforming Lots/ Tiny Homes. 5) Open Housing in Business Districts (NC Zones – Up Town / Olde Towne/Avenue of the Cities).

b. Accessory Dwelling Unit (ADU) Update

There was a good update with the Building Official on ADU building codes. Mr. Mathias stated there will be another discussion on ADUs at the next Plan Commission meeting to discuss building codes and other ADU topics. He asked the Commission what they would like to see at the next meeting, whether it be a draft ADU ordinance or a list of ADU topics to discuss. The Commission would like to see a draft ordinance to review.

9. Reports and Communications

a) Director’s Report(s) - None

b) Other Report(s), Announcements, & Upcoming Applications – There are currently no upcoming applications

10. Upcoming Meeting – Next Plan Commission Meeting is February 28, 2024 11. Public Comment – None

12. Adjournment

Motion made by Commissioner Carter, seconded by Commissioner Wermuth to adjourn. Motion carried unanimously. Meeting adjourned at 4:54 p.m.

http://www.moline.il.us/ArchiveCenter/ViewFile/Item/9823