Rock Island Today

City of Moline Plan Commission met June 11.

Here are the minutes provided by the commission:

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

Staff: Seán Foley, Jennifer Bizarri, Savanna Cruz, Irene Muñoz, Bill Atkins, Chris Parr, Roger Strandlund (Corporation Counsel)

Others: Jim Thompson, Saloni Patel, Mansi Sanghvi, Hector Almanza, Leona Spear, Dan Witkowski

1. Call to Order

Chair Moyer called the meeting to order at 4:02 p.m.

2. Roll Call

3. Remote Electronic Attendance

No Remote Electronic Attendance for Plan Commissioners.

4. Approval of Minutes from May 28, 2025

Motion made by Commissioner Silas, seconded by Commissioner Carter to approve the May 28, 2025 Plan Commission minutes. Motion carried unanimously.

5. Public Comment - None

6. Public Hearing

a. 2025-15-PC: Consideration of a Resolution granting Blackhawk Bank and Trust a Sign Variance to allow three wall signs, where only two are allowed on the proposed new construction of Blackhawk Bank in the “B-4” Highway/Intensive Business Zoning District, on property located at the southeast corner of 44th Avenue/41st Street, addressed as 4100 44th Avenue, Moline, Illinois 61265 (PIN 17-15-214-009).

Ms. Bizarri communicated with Jennifer Kline, Blackhawk Bank & Trust Executive Assistant, and Ms. Kline stated that Blackhawk Bank would like a continuance on Case 2025-15- PC, as they did not have renderings for the proposed signs, and would like to appear when they have complete details and updated designs. They would like the public hearing postponed for two weeks from today.

Motion made by Commissioner Carter, seconded by Commissioner Graves to postpone consideration of approval of a Sign Variance to allow three wall signs, where only two are allowed on the proposed new construction of Blackhawk Bank until the June 25, 2025 Plan Commission meeting, as requested by the applicant. Motion carried unanimously.

b. 2025-21-PC: Consideration of a positive recommendation to City Council to change the Zoning Classification “R-X” Residential Edge District to “GX-1” General Residential-Office Mix Core District for a 0.636-acre tract of land, more or less, generally located at 1212 and 1230 6th Avenue, Moline. (PINs: 08-32-325-005; 08-32-325-004).

Chair Moyer swore in Saloni Patel, Property Architect, and Jim Thompson, Property Owner, to testify on Cases 2025-21-PC and 2025-22-PC.

Mr. Foley presented the Staff Report for Case 2025-21-PC. The subject tract was reclassified in the 2006 comprehensive zoning map amendment from “B-2” General Retail Business District to “B-2” Central Business District. The amendment was consistent with the 2001 Comprehensive Plan and Future Land Use Plan designation of Moline Centre commercial. In April 2023, the zoning of the subject property was reclassified from “B-2” Central Business District to the “RX” Residential Edge District as part of the adoption of the Moline Centre Form-Based Code, which was also consistent with the Moline Centre land-use designation. This was reclassified to “RX” because the smaller parcel (1212 6th Avenue) was occupied with a single-family dwelling and the larger parcel (1230 6th Avenue), was vacant, except that it still contained an old blockhouse storage/garage building. No error is evident, as it was contemplated at that time that the property could be rezoned to allow for appropriate future redevelopment. The applicant states that, “The proposed “GX-1” zoning would match the adjacent Modern I Townhomes property across the street.” Staff notes that the subject tract is located in one of the oldest areas of the city, being platted as the Pitts, Gilbert & Pitts Addition in 1857. As noted in the background, most of the small dwellings and the apartment building was demolished several years ago, and the downtown area generally has trended toward redevelopment. The subject site is ripe for redevelopment. Staff recommends approval of the reclassification of the subject property zoning from “RX” Residential Edge District to “GX-1” General Residential–Office Mix Core District. The change is consistent with the future land use recommendation of the Comprehensive Plan.

Furthermore, the proposed improvements thereon are most similar and compatible with the property also zoned “GX-1” General Residential–Office Mix Core directly east of the subject property.

Mr. Thompson explained there will be 69 apartment units and 2 commercial unitsin the building. He owns the property adjacent to the proposed property (The Modern I Townhomes) which was developed a few years ago. He stated the Modern I has not had any problems in the neighborhood, and he has good tenants.

Motion made by Commissioner Carter, seconded by Commissioner Allison to make a positive recommendation to City Council to change the Zoning Classification “R-X” Residential Edge District to “GX-1” General Residential-Office Mix Core District, based on Staff’s recommendations and findings-of-fact. Motion carried unanimously.

c. 2025-22-PC: Consideration of a Resolution granting Jim Thomson/Illinois Domus II, LLC for Design Adjustments to Division 9, Moline Centre Districts of Article III, of Chapter 35 of the Moline Code of Ordinances on property located at 1212 and 1230 6th Avenue, Moline, IL (PINs: 08-32-325-005; 08-32-325-004), proposed to be zoned “GX-1” General Residential-Office Mix Core District, in order to build a new multi-family residential mixed-use building.

Mr. Foley presented the Staff Report Packet for Case 2025-22-PC. The applicant is requesting the following Design Adjustments to the Form-Based Code: The minimum streetscape area, streetwall variation, windows with expressed lintels, requirement for operable/recessed windows, doors recessed a minimum of 3 inches, window transparency, mechanical equipment, and ground story sloping frontages. Ms. Patel explained the Design Adjustments and presented renderings.

The Design Adjustments must meet the intent of the Form-Based Code and the intent standards, such as enhancing a sense of place, creating a walkable & bikeable urban development, providing places for people to live Downtown Moline, and ensuring adaptability and sustainability. Staff have analyzed the intent standards of Division 9. In summary, the proposed design adjustments meet the intent standards of Division 9. Staff recommends that Plan Commission approve the Design Adjustments 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 Silas, seconded by Commissioner Carter to approve a Resolution granting Jim Thomson/Illinois Domus II, LLC for Design Adjustments to Division 9, Moline Centre Districts of Article III, of Chapter 35 of the Moline Code of Ordinances on property located at 1212 and 1230 6th Avenue, Moline, IL (PINs: 08-32-325-005; 08-32-325-004), proposed to be zoned “GX-1” General Residential-Office Mix Core District, in order to build a new multi-family residential mixed-use building, 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

2025-14-PC: Continuation from the May 28, 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.

James Whiting, Moline Facilities Manager, emailed Ms. Bizarri asking for another continuance as he has not received a quote from the architect yet. Once he receives a quote, he will send it to the City Administrator, Bob Vitas, to get his direction on how he would like to proceed.

Motion made by Commissioner Allison, seconded by Commissioner Carter to postpone consideration of approval of a Design Adjustment on the north-facing façade wall until the June 25, 2025 Plan Commission meeting, as requested by the applicant. Motion carried unanimously.

8. New Business

9. Reports and Communications

a. Director’s Report(s)

Ms. Bizarri stated the Request for Proposals (RFP) for the Comprehensive Plan is now online. The River Front & Moline Centre Plan will be discussed at the next City Council meeting on June 17, 2025.

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

Lakeshore Recycling Services had two public hearing cases (Special Use Permit & Variances) that were supposed to be heard at today’s Plan Commission meeting, but the public notice description was incorrect, so it had to be re-noticed to go to the next Plan Commission meeting on June 25, 2025. The Commission discussed pushing back the Artisan Zoning Discussion to a later date. Mr. Foley announced that the American Planning Association (APA) will be having their State Conference in October 2025 at The Old Post Office in Chicago, Illinois. There will be a Plan

Commissioner training session during that conference. Staff will ask Chris Mathias, CED Director, if there would be any stipends the Commissioners could use to go to the conference. Commissioners could also register to be a member for the APA Illinois Chapter.

10. Upcoming Meeting – Next Plan Commission Meeting is June 25, 2025

11. Public Comment

12. Adjournment

Motion made by Commissioner Carter, seconded by Commissioner Silasto adjourn. Motion carried unanimously. Meeting adjourned at 5:05 p.m.

http://www.moline.il.us/ArchiveCenter/ViewFile/Item/11021