Rock Island Today

City of Moline Plan Commission met May 28.

Here are the minutes provided by the commission:

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

Staff: Chris Mathias, Seán Foley, Jennifer Bizarri, Savanna Cruz, Roger Strandlund (Corporation Counsel)

Others: Luz Upegui, Kirk Marske

1. Call to Order

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

2. Roll Call

3. Remote Electronic Attendance

No Remote Electronic Attendance for Plan Commissioners.

4. Approval of Minutes from May 14, 2025

Motion made by Commissioner Trevor, seconded by Commissioner Carter to approve the May 14, 2025 Plan Commission minutes. Motion carried unanimously.

5. Public Comment - None

6. Public Hearing

a. 2025-14-PC: Continuation from the May 14, 2025 Plan Commission Public Hearing of consideration of a Resolution granting a Design Adjustment on property located on the south side of 6th Avenue, approximately 185 feet west of 19th Street, addressed as 1830 6th Avenue, Moline, IL (PIN: 08-32-417-001), zoned “GX-1” General Residential-Office Mix Core, in order to renovate an existing office building (proposed City Services Center). The requested Design Adjustment is for an exemption to the nonconforming structure requirements to allow replacement of 35% or more of façade materials on the street façade with a different siding material, not in conformance with siding materials specified in Table 3906-1.

Mr. Mathias spoke with the City Administrator, Bob Vitas, who is reviewing the Form-Based Code for the materials to align with the Code so the proposed City Services Center does not need a Design Adjustment on the north-facing façade wall. City Staff is asking for another continuation on Case 2025-14-PC until the next Plan Commission meeting for further City Staff review.

Motion made by Commissioner Wermuth, seconded by Commissioner Silas to postpone consideration of approval of a Design Adjustment on the north-facing façade wall until the June 11, 2025 Plan Commission meeting. Motion carried unanimously.

b. 2025-16-PC: Consideration of a Resolution granting LA Nights, LLC (owner) and CTL Property Management, LLC (property manager) Design Adjustments and Variances on property located at the southwest corner of 5th Avenue and 18th Street, addressed as 1720 5th Avenue, Moline, IL (PIN: 08-32-404-002), zoned “GX-1” General Residential-Office Mix Core, in order to redevelop the former Dispatch Press Building into residential apartments.

Chair Moyer swore in Luz Upegui, Property Architect, to testify on Case 2025-16-PC.

Mr. Mathias presented the Staff Report on Case 2025-16-PC. As part of a proposed development agreement with the City of Moline, the property would be redeveloped into 40- market rate apartments: 26 one-bedroom/studio units and 14 two-bedroom units. The applicant is requesting design adjustments for the alley access requirement from rear. The applicant argues that there is no way to provide enough parking for the 40 dwelling units if the parking is accessed from the rear. This requirement would change the design. This same section also includes a requirement to limit driveway width to 24 feet. The driveway width limitation is contrary to the parking requirements in other sections of Chapter 35 which require a 24-foot wide aisle width for two-way access parking areas. Staff believes this 22-foot width limitation should probably be amended at a future meeting so that all sections of the Code have the same standard. The applicant is also requesting design adjustments for requirement for operable/recessed windows. The form-based code requires operable windows that are recessed. The applicant responds to this as such, “providing new fixed windows along the east façade provides a clean and unified look. This alleviates maintenance issues over time that are associated with screens and operable windows and maintains a high quality and longevity to the windows. The building is also fully sprinklered allowing for inoperable windows per the building code.”

The applicant is requesting zoning variances as well. The first zoning variance is for parking in the rear yard. The form-based code requires that surface parking areas be located in the rear yard. To summarize the applicant’s response to this requirement, there is no way to re-design

the parking to access from the rear and also provide the number of parking spaces needed. The form-based code also requires significant landscaping, which also needs to be incorporated into the parking lot. The second zoning variance is the streetscaping on 18th Street. The form-based code requires the applicant to install streetscaping along public roads, unless it’s already in place. The code also includes requirements to install a landscape buffer along the public sidewalk. The 5th Avenue streetscape was installed many years ago. The applicant is installing new streetscaping along 18th street, however they are proposing to include the street trees in the private landscape buffer yard along 18th Street. The applicant is arguing that the new sidewalk and the trees integrated into the landscaping buffer yard will meet the intent of the Code. The third zoning variance is for a suspended pavement system. Sec. 35-3907(b)(4)(b) requires a suspended pavement system for urban trees. The idea is that there is more space below the pavement for the tree to grow. The applicant is asking to install their trees as normally regulated throughout the rest of the City, which is to not require a suspended pavement system. The trees would be installed per the recommended method of the landscape professional.

Staff have analyzed the intent standards of Division 9 and the variance review criteria in Sec. 35-2207. In summary, the proposed design adjustments and zoning variances meet the applicable review criteria and intent of Division 9. Staff recommends that Plan Commission approve the design adjustments and zoning variances and accept the Staff report analysis of the Intent Standards of Division 9 and Sec. 35-2207 criteria 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 Wermuth, seconded by Commissioner Carter to approve a Resolution granting LA Nights, LLC (owner) and CTL Property Management, LLC (property manager) Design Adjustments and Variances on property located at the southwest corner of 5th Avenue and 18th Street, addressed as 1720 5th Avenue, Moline, IL (PIN: 08-32-404-002), zoned “GX-1” General Residential-Office Mix Core, in order to redevelop the former Dispatch Press Building into residential apartments; and to accept the Staff report analysis of the Intent Standards of Division 9 and Sec. 35-2207 criteria as the findings of fact. Motion carried unanimously.

7. Old Business - None

8. New Business

Housing Plan Discussion

An email with an article attached was sent out to the Plan Commission from Mayor Rayapati regarding Housing Plans. The City of Moline will be starting its 2026-2029 Strategic Plan, and this will guide what the City will do with housing. This was for the Commissioners to read as the Strategic Plan is getting built.

9. Reports and Communications

a. Director’s Report(s)

Mr. Mathias stated the Request for Proposals for the Comprehensive Plan will be due by July 11, 2025. The Riverfront Master Plan will be presented to the City Council on June 17, 2025, and Mr. Mathias’s intent is to bring it to Plan Commission on July 9, 2025.

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

The June 11, 2025 Plan Commission meeting will have cases for Lakeshore Recycling Services (Special Use Permit & Variances), Blackhawk Bank & Trust (Sign Variance), and the Modern II (Rezoning & Design Adjustments).

10. Upcoming Meeting – Next Plan Commission Meeting is June 11, 2025

11. Public Comment

12. Adjournment

Motion made by Commissioner Wermuth, seconded by Commissioner Carter to adjourn. Motion carried unanimously. Meeting adjourned at 4:24 p.m.

http://www.moline.il.us/ArchiveCenter/ViewFile/Item/11006