Rock Island Today

City of Moline Plan Commission met July 9.

Here are the minutes provided by the commission:

Present: Sam Moyer, Butch Trevor, Alan Silas, Brett Carter, Nathan Tillberg, Billy Allison, Craig Loken, Cindy Wermuth (Arrived at 4:10pm)

Absent: Mark Harpole

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

Others: Nick Bettis, Kalyssa Worden, Chris Meyer

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 by Plan Commissioners.

4. Approval of Minutes from June 25, 2025

Motion made by Commissioner Allison, seconded by Commissioner Silas to approve the June 25, 2025 Plan Commission minutes. Motion carried unanimously.

5. Public Comment - None

6. Public Hearing

Chair Moyer swore in Lakeshore Recycling Systems (LRS) employees (Nick Bettis, Kalyssa Worden, & Chris Meyer) to testify on their cases.

a. 2025-18-PC: Continuation from June 25, 2025 Plan Commission Public Hearing of consideration of a Resolution granting Lakeshore Recycling Systems a Special Use Permit for a Waste Disposal Facility (waste transfer station) to be located on a property zoned “I-2” General Industrial District on an approximate 10.0-acre tract of land, more or less, generally located at 7330 47th Street, Milan, IL, 61264, but within the City Limits of Moline (PINs 17-30-201-001 and part of - 002).

Mr. Mathias presented the staff report for cases 2025-18-PC and 2025-19-PC. The subject tract currently is vacant industrial land under cultivation. The applicant/developer, on behalf of the Metropolitan Airport Authority, requests Plan Commission approval of a special use permit to allow a waste disposal facility as provided in Section 35-3410(f) of the Moline Zoning and Land Development Code (“the Code”). The “I-2” General Industrial District is the only zoning district in which waste disposal facilities are allowed and only with prior approval of a special use permit. In this case, if approved, waste will not be disposed of on site as one would expect of a landfill type waste disposal facility. Rather, the facility would be limited to waste transfer operations, in which numbers of smaller hauling vehicles would bring waste to the facility to be consolidated and shipped out in larger waste hauling vehicles. In addition to the request for a special use permit, concurrent applications include requests for several variances (see case number 2025- 19-PC) and a parcel boundary adjustment. Staff recommends that the variance approvals be conditioned upon approval of the Special Use Permit; otherwise the variances would be rendered invalid.

It was questioned if trash would build up in the detention pond as the trucks would be parking there. Nick Bettis, Civil Engineer on LRS project, stated the basin to the south is a depression with a pipe in it to infiltrate into the ground. There is a buffer between the truck parking and basin. Mr. Mathias asked how low long the basins can be wet and what would happen if birds started gathering in the detention ponds. Mr. Bettis said he is working with the Director at the Quad City Airport and there is a maximum of 48 hours that the basins can be wet. His analysis is just over 24 hours to meet the city’s requirements in the basins. If they can not meet this, LRS will have to do a bird mediation per Federal Aviation Administration (FAA). This will require netting or grid of wires to divert the birds. Staff noticed properties 250-feet from the property lines of a new transfer waste facility on both of the LRS cases. Commissioner Silas suggested updating the Ordinance to go out further for cases like these two to 750-feet. Mr. Mathias summarized a letter written by an interested party on both cases to the Plan Commission (please see attached).

Staff recommends that the Plan Commission grant a Special Use Permit to allow a Waste Disposal Facility (specifically a Waste Transfer Station) as provided in Moline Zoning and Land Development Code Section 35-2206 as to Special Use Permit approval and Section 35-3410(f) for a Waste Disposal Facility, subject to the following conditions: This Special Use Permit shall run with the land, transferable to subsequent property owners, beneficiaries, and lawful successors, unless abandoned for a period of 12 or more months; this Special Use Permit is approved for Waste Disposal Facility, specifically a Waste Transfer Station; the Waste Disposal Facility (Waste Transfer Station) shall comply with the Siting Conditions contained in Appendix A of City of Moline Resolution No. 1164-2023 and the use of the property shall comply with all applicable local, state, and federal laws and regulations.

Motion made by Commissioner Loken, seconded by Commissioner Allison to approve case 2025-18-PC, with the Staff’s findings-of fact. Motion carried unanimously.

b. 2025-19-PC: Continuation from June 25, 2025 Plan Commission Public Hearing of consideration of a Resolution granting Lakeshore Recycling Systems Variances to Chapter 35 of the Moline Code of Ordinances on property generally located at 7330 47th Street, Milan, IL, 61264, but within the City Limits of Moline, zoned “I-2” General Industrial District, in order to build a new Waste Disposal Facility, specifically a Waste Transfer Station (PINs 17-30-201-001 and part of - 002).

The subject tract currently is vacant industrial land under cultivation. The applicant, Lakeshore Recycling Systems, Inc., requests Plan Commission approval of variances that would allow development of a transfer station. In the Zoning and Land Development Code (“the Code”), a transfer station falls under the waste disposal facility land use type and the specific regulations for this land use can be found in Section 35-3410(f). The “I-2” General Industrial District is the only zoning district in which waste disposal facilities are allowed and only with prior approval of a special use permit. Subsequently, the applicant has also applied for a special use permit which is running concurrently with this variance application. The applicant is proposing to build a 22,260 SF transfer station building, along with a 29-space parking lot in front. The site will include a truck weigh station and sufficiently wide pavement for driving lanes and truck parking. While the applicant has requested a variance to the landscaping requirements for the side and rear yards for this industrial use, they’ve installed all of their proposed landscaping in the front yard and included the airport requirement of a berm along the frontage. The applicant will also accommodate the high impervious surface ratio with two large detention basins. One basin would be located in the front yard while another much larger basin would be built in the rear yard. If approved, waste will not be disposed of on site as one would expect of a landfill-type waste disposal facility. Rather the facility would be limited to waste transfer operations, in which numbers of smaller hauling vehicles would bring waste to the facility to be consolidated and shipped out in larger waste hauling vehicles. Doors close once the truck enters the building so that odor and noise are kept inside. However, it seems that the Code, groups all of these types of uses into the waste disposal facility land use category. As such, many of the regulations that apply to this indoor transfer station, also apply to an outdoor landfill operation. In addition to the request for variances, concurrent applications include a request for a special use permit (see case number2025-18-PC) and a sidewalk variance that was approved at City Council. Staff recommends that the variance approvals be conditioned upon approval of the Special Use Permit; otherwise the variances would be rendered invalid. City Staff recommends approval and the Plan Commission is the final decision maker on the case.

Motion made by Commissioner Tillberg, seconded by Commissioner Carter to approve case 2025-19-PC. Motion carried unanimously.

c. 2025-14-PC: Continuation from June 25, 2025 Plan Commission Public Hearing of consideration of a Resolution granting the City of Moline (City Services Center) a Design Adjustment to allow replacement of 35% or more of façade materials on the street façade with nonconforming siding materials, on property zoned “GX-1” General Residential-Office Mix Core, located at 1830 6th Avenue, Moline, IL, 61265 (PIN 08-32-417-001).

Case 2025-14-PC has been on continuance since the May 28, 2025 Plan Commission meeting. Mr. Mathias shared renderings of the new City Services Center. The Facilities Manager requested different material to be in compliance with the form-based code, but it was not feasible for the City. The City is requesting the same design adjustment as they did on May 28, 2025 using Hardie Board siding on more than 35% of the north-facing façade. Some Commissioners questioned if they could amend the form-based code so the City could be in compliance with the code, and not violate it. Mr. Mathias said that could be possible. It was stated that the if the code amendment was to come back to Plan Commission, it was because of this design adjustment request. Commissioner Silas believes the siding material will not enhance the aesthetic of place.

Motion made by Commissioner Trevor, seconded by Commissioner Wermuth to approve case 2025-14-PC, with Staff’s findings-of-fact. Ayes: Commissioners Carter, Trevor, and Wermuth. Nays: Commissioners Allison, Loken, Tillberg, and Silas. Motion failed.

d. 2025-24-PC: Consideration of a positive recommendation to City Council for a request from the City of Moline to amend the official Comprehensive Plan by adopting and adding new text at Appendices Adopted, page 1.

Mr. Mathias presented the Moline River Front and Centre plan for adoption. He shared renderings on a PowerPoint. Today the City is asking for the Moline River Front and Centre to become a part of the Comprehensive Plan.

Motion made by Commissioner Silas, seconded by Commissioner Loken to positively recommend to City Council a request from the City of Moline to amend the official Comprehensive Plan by adopting and adding new text at Appendices Adopted, page 1. Motion carried unanimously.

e. 2025-25-PC: Consideration of a positive recommendation to City Council for a request from the City of Moline to amend the official Comprehensive Plan by adopting and adding to the Appendices Adopted a new Appendix R entitled “Moline River Front and Centre Plan” which applies generally to the area between 18th Street and 23rd Street and 7th Avenue and the Mississippi River in the City of Moline, Illinois.

Motion made by Commissioner Loken, seconded by Commissioner Carter to positively recommend to City Council for a request from the City of Moline to amend the official Comprehensive Plan by adopting and adding to the Appendices Adopted a new Appendix R entitled “Moline River Front and Centre Plan” which applies generally to the area between 18th Street and 23rd Street and 7th Avenue and the Mississippi River in the City of Moline, Illinois. Motion carried unanimously.

7. Old Business - None

8. New Business - None

9. Reports and Communications

a. Director’s Report(s) - None

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

Mr. Mathias stated there will be a solar text amendment case at the next Plan Commission meeting.

10. Upcoming Meeting – Next Plan Commission Meeting is July 23, 2025

11. Public Comment

12. Adjournment

Motion made by Commissioner Carter, seconded by Commissioner Silasto adjourn. Motion carried unanimously. Meeting adjourned at 5:11 p.m.

http://www.moline.il.us/ArchiveCenter/ViewFile/Item/11076