Rock Island Today

City of Moline Plan Commission met May 8.

Here are the minutes provided by the commission:

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

Absent: None

Staff: Seán Foley, Irene Muñoz, Savanna Cruz, Jennifer Bizarri, Chris Mathias, Dan Bolin (Corporation Counsel, Virtual)

Others: Mary Kay Eckert, Marguerite Nelson, Anthony Corelis, John Corelis, Nick Robinson

1. Call to Order

Chair Graves called the meeting to order at 4:01 p.m.

2. Roll Call

3. Remote Electronic Attendance

No remote attendance.

4. Approval of Minutes from April 10, 2024

Motion made by Commissioner Moyer, seconded by Commissioner Loken to approve the April 10, 2024 Plan Commission minutes. Motion carried unanimously.

5. Approval of Minutes from April 24, 2024

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

6. Public Comment - None

7. Public Hearing

Chair Graves swore in applicants testifying before of the Plan Commission.

a. 2024-11-PC: To consider a request from Kay Reet Real Estate LLC (current owner) for a Future Land Use Map Amendment to the Comprehensive Plan/Avenue of the Cities Corridor Plan of a 0.32-acre tract of land, addressed as 4320 Avenue of the Cities and 2303 & 2307 44th Street (PINs 17-03-427-001, -002 and -003), FROM: Neighborhood Commercial; High Density Residential; and Single Family Detached Residential TO: Regional Commercial.

Mr. Foley had a question for Corporation Council on the public notice. The “0.32-acre tract of land” in the public notice and on the Plan Commission agenda is incorrect. It should have read “0.52-acre tract of land”. Mr. Bolin explained acreage is not required to be in the public notice

(only the PIN number(s) are required), and the Plan Commission can correct the acreage on the record. Mr. Foley explained the Amendment to the Comprehensive Plan (Case 2024-11-PC) needs to be approved first to be able to approve the request to rezone 2307 44th Street (Case 2024-12-PC). Mr. Foley presented the staff report. The subject tract of land, consisting of 3 lots, currently has two buildings (a dry-cleaning establishment and an outbuilding). The record year built for the commercial building(s) on Lot 1 (4320 Avenue of the Cities) is 1968, and the outbuilding on Lot 3 dates to 1980, according to assessor records. (A building on Lot 1 addressed as 4316 Ave of the Cities was demolished circa 1999.) Lots 2 and 3 had previously each contained residential dwellings that were removed in 1993 and 1994. Subsequent to the removal of the residence on Lot 3, the outbuilding on it was tied to the existing business, located on Lot 1 at 4320 Avenue of the Cities. This business has been located on this site since 1992, per building records. To be clear, three lots/parcels have comprised the business tract of land over the same period (PINs 17-03-427-001, -002 and -003). The prospective owner wants to continue the operation of a cleaning business and intends to eventually make improvements to the property. Mixed future land use designations and the related mixed zoning leads to uncertainties for making such improvements, since the outbuilding is a nonconforming use. If it were destroyed by a calamity, it would not be eligible for rebuilding. The proposed change in the Comprehensive Plan Future Land Use Map is required prior to consideration of a request to reclassify the zoning, and, in this case, to make the existing zoning on two parcels consistent with the Comprehensive Plan. The Future Land Use Map was last amended for the subject property in 2019 with adoption of the Avenue of the Cities Corridor Plan. Previous to that the 2001 Comprehensive Plan governed all future land use designations. Staff recommends approval of the Comprehensive Plan Future Land Use Map Amendment from Neighborhood Commercial; Regional Commercial; and Single Family Detached Residential, to Regional Commercial as being consistent with the purposes and intents of the 2001 Comprehensive Plan and the 2019 Avenue of the Cities Corridor Amendment.

Mr. Corelis stated he is representing Mary Kay Eckert and Marguerite Nelson, the owners of Keet Reet Real Estate, LLC. He is also representing Nick Robinson (manager) of 722 Rose Street, LLC. The owner of 722 Rose Street, LLC, James Wille, could not be in attendance today. All being represented are in the dry cleaning and laundry business. Ms. Eckert and Ms. Nelson would like to retire and turn their business over to 722 Rose Street, LLC. The potential buyers would like to grow their current business and make upgrades to the building. Commissioner Loken questioned the concern of environmental studies, and whether combining the 3 parcels would potentially put the new owners in a situation where they require environmental inspections on all three parcels instead of the just the one parcel where the dry cleaners is located now. Mr. Corelis informed the Commission the current dry cleaners have had the property inspected for Perchloroethylene (PERC) - the most common solvent used for dry cleaning in the United States – and passed the inspection. (PERC is a reproductive toxicant, neurotoxicant, potential human carcinogen, and a persistent environmental pollutant.) The potential buyers do not intend to store chemicals on the southernmost parcel (Lot 3).

Chair Graves closed the Public Hearing for Case 2024-11-PC.

Motion made by Commissioner Allison, seconded by Commissioner Carter to approve recommendation to City Council for a request from Kay Reet Real Estate LLC (current owner) for a Future Land Use Map Amendment to the Comprehensive Plan/Avenue of the Cities Corridor Plan of a 0.52-acre tract of land, addressed as 4320 Avenue of the Cities and 2303 & 2307 44th Street (PINs 17-03-427-001, -002 and -003), FROM: Neighborhood Commercial; High Density Residential; and Single Family Detached Residential TO: Regional Commercial; to accept the findings-of-fact; and to change the “0.32-acre tract of land” to “0.52-acre tract of land”. Motion carried unanimously.

b. 2024-12-PC: To consider a request from Kay Reet Real Estate LLC (current owner) and 722 Rose Street, LLC, La Crosse, Wisc. (prospective owner) for Reclassification of Zoning of a 0.16- acre tract of land, addressed as 2307 44th Street (PIN 17-03-427-003), FROM: “R-2” One Family Residence district TO: “B-3” Community Business District.

The subject parcel currently has one building (a garage) that has existed on the site since circa 1980, according to assessor records. The parcel had previously contained a residence that was removed in 1993. The outbuilding was tied to the existing dry-cleaning business (George’s Classic Cleaners), located at 4320 Avenue of the Cities. This business has been located on this site for decades. Staff recommends approval of the reclassification of the subject parcel from “R-2” One-Family Residence District to “B-3” Community Business District. The change is consistent with the Future Land Use recommendation of the Comprehensive Plan, concurrent with the Comprehensive Plan Future Land Use Map Amendment, provided the same is adopted.

Motion made by Commissioner Wermuth, seconded by Commissioner Silas to approve recommendation to City Council for a request from Kay Reet Real Estate LLC (current owner) and 722 Rose Street, LLC, La Crosse, Wisc. (prospective owner) for Reclassification of Zoning of a 0.16-acre tract of land, addressed as 2307 44th Street (PIN 17-03-427-003), FROM: “R-2” One-Family Residence district TO: “B-3” Community Business District; to take in consideration the approval of Case 2024-11-PC; and to accept the findings-of-fact. Motion carried unanimously.

8. Old Business

Commissioner Loken stated U-Haul had removed their storage containers on Avenue of the Cities. Mr. Foley explained the Mr. Mathias reached out to U-Haul, and U-Haul removed them.

9. New Business

Discussion regarding removal of quarter-page ad requirement under Section 35-2202(e)(3) and Section 35-2203(e)(2); and instead follow Section 35-2201 Common Elements of Procedures, Subsection (3) Notice.

Quarter-page ads were discussed at the previous Plan Commission meeting. Mr. Mathias stated most surrounding cities publish a regular ad in the newspaper as a requirement for all notices, and do not have the requirement to publish a quarter-page ad if there are any text amendments, or if a map amendment request is made relating to more than 5% of the entire city. The cost of a quarter-page ad can be $425 more than a regular ad. Commissioner Moyer suggested signing up for notices on the city’s website. Chair Graves expressed concern about the absence of a more effective notice procedure. She has readership statistics on newspapers that have data explaining people do read the newspaper still. Newspapers are also available online. She believes the $425 differential between the regular ad and the quarter-page ad is not that big of a difference when it concerns city-wide issues. Chair Gravesis concerned about eliminating the newspaper advertising requirement (quarter page display ad). She brought up the idea of including the city logo in the display ads, and believes legal ads mostly get read by lawyers or attorneys, and not so much by the public, so a display ad would encourage more of the public to attend meetings. Commissioner Carter agreed with Commissioner Moyer’s idea of signing up for notices. Mr. Mathias stated the city has to find a way of letting the public know that option is available. Press releases and news segments for notices were discussed, as was more verbiage in the notices to better explain what would be discussed at a public hearing. The State Statutory requirement for a legal notice published in the legal section will not be getting eliminated. Staff is going to come back with more research for more effective noticing.

Discussion was had on the Plan Commission’s items for the 2024 Annual Work Plan. The Commission would like to work on tiny lots/homes, minimum parking, and commercial building re-use (non conforming). Staff will start research on these items.

10. Reports and Communications

a) Director’s Report(s) - None

b) Other Report(s), Announcements, & Upcoming Applications

2024-14-PC: To consider a request of Jasmine Lee/Keddie Properties LLC for a Special Use Permit to Allow a Food Truck Park.

The American Planning Association is offering a Plan Commissioner Virtual Training on May 29, 2024. Any Moline Plan Commissioners that would like to join this meeting are to let Ms. Cruz know, and the City will cover the costs.

11. Upcoming Meeting – Next Plan Commission Meeting is May 22, 2024

12. Public Comment – None

13. Adjournment

Motion made by Commissioner Carter, seconded by Commissioner Moyer to adjourn. Motion carried unanimously. Meeting adjourned at 5:15 p.m.

http://www.moline.il.us/ArchiveCenter/ViewFile/Item/10028