Planning & Zoning Commission

Planning & Zoning Commission Meeting Agenda July 7, 2025 - 5:30 PM City Council Chambers, City Hall, 3rd Floor, 1528 Third Avenue, Rock Island, IL 1. Call to Order 2. Roll Call Michael Creger, Reshanda Johnson, Donald Mewes, Norm Moline, Samuel Odeyemi, Maureen Riggs, Bill Sowards, Tanja Whitten, Sarah Wright 3. Public Comment 4. Minutes a. Approval of the April 7, 2025 Meeting Minutes RC Roll Call vote is needed. b. Approval of the June 2, 2025 Meeting Minutes RC Roll Call vote is needed. 5. Old Business 6. Public Hearings a. 2025-16: Public hearing request from Illinois Casualty Company to consider a variance from the Rock Island Zoning Ordinance for property at 225 20th Street in a B-2 (downtown business) district. RC Roll Call vote is needed. b. 2025-17: Public hearing request from Michael Parker to consider a variance from the Rock Island Zoning Ordinance in an R-1 (one-unit residential) district for property at 43 Woodley Road. RC Roll Call vote is needed. c. 2025-18: Public hearing request from Quad City Botanical Center to consider a variance from the Rock Island Sign Ordinance in a B-3 (community business) district for property at 2525 4th Avenue. RC Roll Call vote is needed. d. 2025-19: Public hearing request from A Hana Illowa LLC to consider a variance from the Rock Island Sign Ordinance in a B-4 (highway business) district for property at 3809 60th Avenue West. RC Roll Call vote is needed. 7. Other Business/New Business 8. Adjourn This agenda may be obtained in accessible formats by qualified persons with a disability by making appropriate arrangements from 8:00 am to 5:00 pm, Monday through Friday, by contacting the City Clerk's Office at (309) Page 1 of 45 732-2010 or visiting in person at: 1528 Third Avenue, Rock Island, IL 61201. Page 2 of 45  Rock Island Planning & Zoning Commission Minutes Council Chambers, City Hall, 3rd Floor 1528 3rd Avenue April 7, 2025 5:30 PM Voting Members Present Mike Creger Sarah Wright Tanja Whitten Norm Moline Bill Sowards Don Mewes Voting Members Absent Maureen Riggs Reshanda Johnson Samuel Odeyemi Staff Present Eunice Amissah-Mensah, Urban Planner Tanner Osing, Planning & Zoning Manager Call to Order and Roll Call Vice Chair Whitten called the meeting to order at 5:34 PM and read the roll call. Public Comment No members of the public wished to comment so the meeting continued. Approval of the Previous Meeting Minutes Wright moved to approve the minutes for March 3, 2025. Creger seconded the motion. The motion carried on a vote of 6 to 0. Public Hearings 2025-11 Public hearing: Request from Joseph Friday to consider a variance from the Rock Island Zoning Ordinance for property at 1200 15th Street in an R-2(one-and-two- unit residential) district. Amissah-Mensah read the staff report with the recommendation for denial of the request. Joseph Friday, the applicant, spoke on the request. He stated the fence was put up to protect him and his family from shootings that happen in the community. Commissioners asked if he received negative comments from neighbors. He said no. Discussion continued regarding the visibility triangle requirement. Staff clarified that the visibility issue at the corner applies whether the fence is 4 ft or 6 ft tall because it is a tight board wooden fence that obstructs visibility, unlike a chain link or picket fence. -1- Page 3 of 45 Commissioners discussed potential compromises such as reducing the fence height at the corner or cutting it diagonally to improve visibility. Staff confirmed the required setback is 20ft from the northeast property corner, extending west and south, forming a visibility triangle. A commissioner suggested amending the motion to allow the 6 ft fence, but only if it is pushed back to align with the side of the house, near the bay window, with no privacy fence in the front yard. A motion was made to amend the original motion by having the homeowner push back the 6 ft fence to the side of the house where the bay window is, and not have any privacy fence in the front yard, but approving the 6 ft fence from that point back to the backyard. A second was made. Vote on the amendment to the first motion did not pass. The vote was three ayes and three nays. The motion to amend did not pass as it required four votes. As there were no other questions or members of the public wishing to speak, Vice Chair Whitten called for a motion. Decision for Case 2025-11 Moline made a motion to deny the fence variance. Creger seconded the motion. The motion carried on a vote of 6 to 0 (Creger, Wright, Whitten, Sowards, Moline, and Mewes) 2025-12 Public hearing: Request from Ken Brill to consider a variance from the Rock Island Zoning Ordinance for an unrelated group use for property at 3215 7th Avenue in an R-2 (one-and-two-unit residential) district. Amissah-Mensah read the staff report with the recommendation for approval of the request. Ken Brill, the applicant spoke on the request and concurred with staff’s analysis. Commissioners asked about the distance to the next unrelated group use. Staff estimated it was approximately 130 feet away. Staff explained that the purpose of the ordinance requiring distance between unrelated group uses, especially student rentals, is to monitor them and ensure adequate on-site parking to avoid issues with on-street parking impacting neighbors. Staff noted that this property has ample parking. Decision for Case 2025-12 Wright made a motion to approve the variance for the unrelated group use. Sowards seconded the motion. The motion carried on a vote of 6 to 0 (Creger, Wright, Whitten, Sowards, Moline, and Mewes). 2025-13 Public hearing: Request from Emmanuel Nwumeh to consider a Special Use Permit from the Rock Island Zoning Ordinance for property at 603 39 th Avenue in an I- 1(light industrial) district. -2- Page 4 of 45 Amissah-Mensah read the staff report with the recommendation for denial of the request. Emmanuel Nwumeh, the applicant, spoke on the request. He explained that mobile clinics are available and used by many providers and specialties, including dentists. He planned to use the mobile clinic because he was displaced from his previous clinic and needed a quick way to continue practicing before setting up a permanent location. He happens to own the property at 603 39th Avenue and planned to pull the mobile clinic there. He reiterated that mobile clinics are built ready to go, with exam rooms and everything needed, making it easier than retrofitting a building. He initially planned to build a storage facility and attach a clinic, retrofitting the warehouse, but the mobile clinic was a temporary solution. He stated his patients would follow him to the new location. He confirmed it will be a medical clinic run by a himself – a doctor. He stated the clinic is already registered with the State of Illinois and has a license to practice. He acknowledged he didn't realize the industrial zoning was an issue when he bought the property. Decision for Case 2025-13 Moline made a motion to recommended denial of the Special Use Permit to the City Council. Wright seconded the motion. The motion carried on a vote of 6 to 0 (Creger, Wright, Whitten, Sowards, Moline, and Mewes) Other Business Recommendation on the adoption of the Rock Island Strategic Housing Plan Staff provided an update on the Rock Island Strategic Housing Plan. This is the city's first housing plan, documenting existing conditions and setting a direction. Staff highlighted components the commission will be involved with, such as discussing priority sites mentioned in the plan and developing a clear annexation policy, which the city currently lacks. The plan calls for this document. Staff also mentioned ideas to improve the perception and marketing of the city. Commissioners raised several concerns about the housing and development plan, including the sequencing of action timelines and the limited reliance on the Quad City Land Bank Authority, which is only briefly mentioned. They questioned the practicality of publicizing annexation targets, fearing it could drive up land prices, though staff clarified annexation strategies and identified three focus areas with incentives and feasibility considerations. Commissioners also noted the limited capacity of Habitat for Humanity and cautioned against depending on them for significant housing outcomes. Concerns were expressed about redeveloping the 951 25th Street site for low-income housing due to potential conflicts with nearby upscale developments. They praised the inclusion of the southwest area for upscale housing but noted challenges in attracting higher-income residents. -3- Page 5 of 45 Wright made a motion to recommend approval of the Rock Island Strategic Housing Plan to the City Council. Mewes seconded the motion. The motion carried on a vote of 6 to 0 (Creger, Wright, Whitten, Sowards, Moline, and Mewes) Adjournment Vice Chair Whitten adjourned the meeting at 6:38PM. Minutes submitted by Eunice Amissah-Mensah. -4- Page 6 of 45  Rock Island Planning & Zoning Commission Minutes Council Chambers, City Hall, 3rd Floor 1528 3rd Avenue June 2, 2025 5:30 PM Voting Members Present Mike Creger Sarah Wright Norm Moline Bill Sowards Don Mewes Maureen Riggs Reshanda Johnson Samuel Odeyemi Voting Members Absent Tanja Whitten Staff Present Eunice Amissah-Mensah, Urban Planner Tanner Osing, Planning & Zoning Manager Call to Order and Roll Call Chair Riggs called the meeting to order at 5:34 PM and read the roll call. Public Comment No members of the public wished to comment so the meeting continued. Approval of the Previous Meeting Minutes The April 7 meeting minutes will be approved at the July 7 meeting along with the June 2 meeting minutes. Public Hearings 2025-14 Public hearing: Request from Cathy Terrell to consider a variance from the Rock Island Zoning Ordinance for property at 605 10th Street in an R-2(one-and-two-unit residential) district. Amissah-Mensah read the staff report with the recommendation for denial of the request. Mark & Cathy Terrell, the applicants, spoke on the request. They stated the fence was put up to at least have an area for the grandkids to play in and have some privacy. Commissioners asked about staff's proposed compromise for the fence location. Staff clarified the recommendation by providing a visual representation of the fence location using a photo of the property. Commissioners further discussed the visibility triangle requirement on the corner lot, noting that a 6-foot tight board fence would obstruct views -1- Page 7 of 45 more than a chain link or picket fence. The applicants expressed willingness to push the fence back 6 feet to achieve the 6-foot height, even if it meant losing some depth. As there were no other questions or members of the public wishing to speak, Chair Riggs called for a motion. Decision for Case 2025-14 Wright made a motion to approve the fence variance with staff’s recommendation. Mewes seconded the motion. The motion carried on a vote of 8 to 0 (Riggs, Creger, Wright, Johnson, Sowards, Moline, Odeyemi, and Mewes) 2025-15 Public hearing: Request from SAL Community Services to consider a rezoning form B-1 (neighborhood business) and R-2 (one-and-two-unit residential) district to B-3 (community business) district with an accompanying subdivision plat and variances from the Rock Island Zoning Ordinance for multiple properties at 2101,2117, and 2125 1th Street. Osing read the staff report with the recommendation for approval for the rezoning request, the accompanying subdivision plat, and both variance requests. Marcy Mendenhall, CEO of SAL Community Services, spoke on the requests. She stated that they will be moving out of their current project over by Century Woods and will be increasing capacity by 25%. They will also be serving 192 children in new location and serving children from birth to age 13. They will also be providing intergenerational care through a partnership. As there were no other questions or members of the public wishing to speak, Chair Riggs called for a motion. Decision for Case 2025-15 Mewes made a motion to pass a recommendation to the City Council to approve the rezoning request with the accompanying subdivision plat and variances. Sowards seconded the motion. The motion carried on a vote of 8 to 0 (Riggs, Creger, Wright, Johnson, Sowards, Moline, Odeyemi, and Mewes) Other Business None Adjournment Chair Riggs adjourned the meeting at 6:02PM. Minutes submitted by Eunice Amissah-Mensah. -2- Page 8 of 45 Memorandum To: Rock Island Planning & Zoning Commission From: Eunice Amissah-Mensah, Urban Planner, Tanner Osing, Planning & Zoning Manager Subject: 2025-16: Public hearing request from Illinois Casualty Company to consider a variance from the Rock Island Zoning Ordinance for property at 225 20th Street in a B-2 (downtown business) district. RC Roll Call vote is needed. Date: July 7, 2025 Introduction and Background Information: Applicant: Illinois Casualty Company Location: 225 20th Street Size of Property: The property measures 150ft by 310ft for a total of approximately 46,500 square feet. Topography: The property slopes up from west to east by approximately 2 feet and sits slightly above street level. Zoning History: None. Existing Land Use & Zoning: The property is zoned B-2 (downtown business) district. To the north, south, east, and west are properties zoned B-2. Project Details: Through the permitting process, it was revealed that the applicant intended to install an 8ft tall fence around the property. Staff informed the applicant a variance would be needed to install the fence at that height. Requested Action and Affected Requirements: The request is for one (1) variance from the Zoning Ordinance as described in Table 1. Table 1 Variance Requested Action Affected Zoning Requirements (1) Install an eight (8) foot-tall metal fence at the Fences shall be no more than property 6 feet in height in any side or rear yard (Chapter 11, Section 13). Conditions to Authorize Variances & Staff Analysis: Page 9 of 45 Variances shall only be authorized if two (2) of the three (3) conditions as provided in Article 8, Section 6-A of the Zoning Ordinance are found. The Commission will make a recommendation to the City Council for this request since the property is business zoned and over 20,000 square feet. Table 2 includes the conditions to authorize variances with the corresponding staff analysis and conclusion of if the condition is met. Table 2 Conditions to Authorize Variance Staff Analysis Meets Condition (Yes/No) The property in question cannot yield a Staff conclude that the property No reasonable return if permitted to be can yield a reasonable return used only under the conditions allowed without a variance as a six (6) foot by the regulations in that zone; fence would still offer the security needed. The plight of the owner is due to The property had an existing 8- Yes unique circumstances. There are foot-tall fence along 20th Street exceptional or extraordinary and the alley. The existing 8-foot circumstances or conditions applying fence sets a visual precedent, to the property in question as to the making a uniform fence height intended use of the property that do necessary to maintain a cohesive not apply generally to other properties appearance across the property. or classes of uses in the same zoning district; and The variance, if granted, will not alter Staff reason the fence height will Yes the essential character of the locality. not alter the character of the Such variance is necessary for the neighborhood. Other properties preservation and enjoyment of a within the vicinity have similar substantial property right-of-way black metal fences with a degree possessed by other properties in the of see-through visibility which same zoning district and in the vicinity. minimizes visual impact and integrates fully into the district's aesthetic. Previous Council Action (if any): N/A Budget Impact: N/A Additional Information as applicable (i.e. provide alternative options, community or staff input, staffing impact; resident impact; etc.): N/A Council Goal (if applicable): N/A Recommendation: The Community Development Department recommends that the Commission pass a recommendation to the City Council to approve the variance for the fence height as there is a unique circumstance and the fence height will not alter the character of the neighborhood. Page 10 of 45 Submitted by: Eunice Amissah-Mensah, Urban Planner Approved by: Page 11 of 45 Page 12 of 45  8 Ft Fence Variance at 225 20th Street Note: The information DUFF & presented is not survey accurate and is for illustrative purposes only. PHELPS LLC RI HOUSING GIRL SCOUTS EAST IA PZC Case 2025-16 AUTHORITY T-MOBILE WEST IL CENTRAL LLC Subject Property 2ND AV B2 8 Ft Tall Fence Parcels MODERN WOODMEN OF AMERICA Zoning District 8 Ft Tall Fence USPS / Gate Gate I 166786-G02 RI HOUSING AUTHORITY 20TH ST VOSS BROTHERS ICC REALTY 8 Ft Tall RI HOUSING LLC SERIES 3 Fence AUTHORITY LOFTS LLC COMMUNITY 0 20 40 80 120 160 HOUSING Feet SERVICE Gate 8 Ft Tall 3RD AV 21ST ST Fence PROJECT NOW GUTHRIE DEVELOPMENT INC. JOSHUA City of Rock Island FORT ARMSTRONG ICC REALTY FORT ARMSTRONG ROBERT A. BROADWAY CORP BRIAN MIRFIELD JOHNSON COMMUNITY DEVELOPMENT & ERICA JOHANNA BENJAMIN 20TH STREET LLC SERIES 3 PATRICK PATRICK RI LOFTS LLC WILLIAMS RIETVELD DEPARTMENT / CORELOGIC / CORELOGIC J. FAWKS ALCOHOL REV TRST KATIE STOLLEY STOLLEY & DRUG REILLY EDUCATION DEREK S. KATIE CITY OF VANDERWOUDE ROCK ISLAND B3 Page 13 of 45 Figure 1: Photo showing the subject property along 20th Street Page 14 of 45 Figure 2: Photo showing an 8ft tall fence along 20th Street Page 15 of 45 Figure 3: Photo showing installed 8ft tall fence along the alley Page 16 of 45 Figure 4: Photo showing installed 8ft fence from the corner of 21st Street and the alley Page 17 of 45 Figure 5: Photo showing installed 8ft fence along 3rd Avenue Page 18 of 45 Memorandum To: Rock Island Planning & Zoning Commission From: Eunice Amissah-Mensah, Urban Planner, Tanner Osing, Planning & Zoning Manager Subject: 2025-17: Public hearing request from Michael Parker to consider a variance from the Rock Island Zoning Ordinance in an R-1 (one-unit residential) district for property at 43 Woodley Road. RC Roll Call vote is needed. Date: July 7, 2025 Introduction and Background Information: Applicant: Michael Parker Location: 43 Woodley Road Size of Property: The property measures approximately 15,246 square feet. Topography: The property slopes down from south to north by approximately 6 feet. Zoning History: None Existing Land Use & Zoning: The property is zoned R-1 (one-unit residential) district. To the north, south, east and west are all properties zoned R-1 (one unit residential) district. Project Details: Through the permitting process, it was revealed the applicant intended to locate a shed in the front yard of the property. The applicant was informed that a variance will be needed for the shed to be located in the front yard. Requested Action and Affected Requirements: The request is for one (1) variance from the Zoning Ordinance to maintain a shed in the front yard at the property as described in Table 1. Table 1 Variance Requested Action Affected Zoning Requirements (1) To locate a shed in the front yard of the property Accessory structures such as along Woodley Road. sheds are not allowed in the front yard. (Chapter 11, Section 6-A) Conditions to Authorize Variances & Staff Analysis: Page 19 of 45 Variances shall only be authorized if two (2) of the three (3) conditions as provided in Chapter 8, Section 6-A of the Zoning Ordinance are found. The Commission will make the final decision regarding this request. Table 2 includes the conditions to authorize variances with the corresponding staff analysis and conclusion of if the condition is met. Table 2 Conditions to Authorize Variance Staff Analysis Meets Condition (Yes/No) The property in question cannot Staff reason the property can yield No yield a reasonable return if a reasonable return without the permitted to be used only under the variance. While staff recognize the conditions allowed by the unique terrain of the property limits ideal shed placement, the inability regulations in that zone; to construct a shed in the preferred location does not deprive the owner of reasonable use of the land, as the primary residential function remains fully intact. The plight of the owner is due to Although the property presents No unique circumstances. There are challenges due to its terrain, which exceptional or extraordinary limits suitable locations for placing circumstances or conditions a shed, this condition is not entirely unique, as several neighboring applying to the property in question properties face similar topographic as to the intended use of the constraints. property that do not apply generally to other properties or classes of uses in the same zoning district; and The variance, if granted, will not The shed's proposed location is No alter the essential character of the inconsistent with the spatial locality. Such variance is character of the neighborhood as necessary for the preservation and open front yards of other properties are without such enjoyment of a substantial property structures and will alter the right-of-way possessed by other character of the neighborhood. properties in the same zoning district and in the vicinity. Previous Council Action (if any): N/A Budget Impact: N/A Additional Information as applicable (i.e. provide alternative options, community or staff input, staffing impact; resident impact; etc.): N/A Council Goal (if applicable): N/A Page 20 of 45 Recommendation: The Community Development Department recommends that the Commission deny the shed variance as the property can yield a reasonable return without the variance, there is no unique circumstance and the shed will alter the character of the neighborhood. Submitted by: Eunice Amissah-Mensah, Urban Planner Approved by: Page 21 of 45  REVISIONS - C COPYRIGHT 2025 PARKER-WOODLEY 43 WOODLEY ROAD No. DESCRIPTION DATE File Name: ROCK ISLAND, ILLINOIS 1 623 26TH AVENUE PH: 309.788.0673 ROCK ISLAND, IL 61201 FAX: 309.786.5967 ROAD-proposed design.dwg Drawn By: MKP Field Book No: - www.imegcorp.com ALL RIGHTS RESERVED Date: 05/29/2025 PROPOSED SHED LOCATION Sheet 1 of 1 Checked By: MKP IMEG Project No: Illinois Design Firm Registration #184.007637-0014 Page 22 of 45  Shed Location Variance at 43 Woodley Road Note: The information presented is not survey accurate and is for illustrative purposes only. PZC Case 2025-17 Subject Property R1 Parcels R1 Zoning District Proposed 16Ft x 12Ft Shed Location House I 0 5 10 20 30 40 50 60 Feet City of Rock Island COMMUNITY DEVELOPMENT WOO D LEY DEPARTMENT RD Page 23 of 45  Shed Location Variance at 43 Woodley Road Note: The information presented is not survey accurate and is for illustrative purposes only. THE ARC QCA PZC Case 2025-17 KATHERINE RD ERIC A. LL PILASZEWSKI HI AND JOANNA CH M. DAVIS Subject Property AT HA PATRICIA W W SCHLUTER ELAINE S. TH Parcels OR REXDALE NE LUCILLE RD A. BOADEN XAVIER P. Zoning District KURT DAVIS Proposed 16Ft x 12Ft FARMER AND MARG Shed Location LE HOSKINS OD MICHELLE OSCAR A. WO HEITZ MAURUS FAMILY I GUEVARA YR REVOCABLE D JULIE A. LIVING TRUST BALZER MICHAEL K. House R1 & MARCELLA P. PARKER JOSEPH C. AND MARY A. BRUNE 0 20 40 80 120 160 JOHN D. PETERS Feet SUSAN J. PEARSON ADAM AND SETH JAMES B. SALLIE COON BENEVIDES AND SUZANNE E. EAGLE City of Rock Island K/B JAEKE COMMUNITY DEVELOPMENT DEPARTMENT HISTORICAL C1 PRESERVATION AGENCY Page 24 of 45 Figure 1: Photo showing subject property Page 25 of 45 Figure 2: Photo taken from the entry of driveway showing possible location of shed Page 26 of 45 Figure 3: Closer view of possible location for shed Page 27 of 45 Figure 5: Photo showing back yard from the west side of the property Page 28 of 45 Figure 6: Photo showing back yard from the east side of the property Page 29 of 45 Memorandum To: Rock Island Planning & Zoning Commission From: Eunice Amissah-Mensah, Urban Planner, Tanner Osing, Planning & Zoning Manager Subject: 2025-18: Public hearing request from Quad City Botanical Center to consider a variance from the Rock Island Sign Ordinance in a B-3 (community business) district for property at 2525 4th Avenue. RC Roll Call vote is needed. Date: July 7, 2025 Introduction and Background Information: Applicant: Quad City Botanical Center Location: 2525 4th Avenue Size of Property: The property measures approximately 194,73.2 square feet. Topography: The property slopes up from west to east by approximately 2 feet and sits slightly above street level. Zoning History: • Planning Commission Case 1997-06: Request for a site plan review for the botanical center and rezoning from I-2 to B-3 was approved. • Board of Zoning Appeals Case 1998-69: Variance to allow the placement of temporary storage containers in the rear west of building was approved. • Board of Zoning Appeals Case 1999-07: Variance to locate an accessory structure in a side yard in a B-3 district was approved. Existing Land Use & Zoning: The property is zoned B-3 (community business) district. To the north are properties zoned C-1 (park conservation) district, to the south and east are properties zoned B-3 (community business) and to the west are properties zoned PUD (planned unit development) district. Project Details: Through the permitting process, it was revealed that the installation of the sign will be on a fence. Staff informed the applicant a variance would be needed to stall the sign on the fence structure. Requested Action and Affected Requirements: The request is for one (1) variance from the Zoning Ordinance as described in Table 1. Table 1 Variance Requested Action Affected Zoning Requirements Page 30 of 45  (1) Install a sign on a fence along 4th Avenue. Fences are not considered signable areas (Section 4- 56). Conditions to Authorize Variances & Staff Analysis: Variances shall only be authorized if two (2) of the three (3) conditions as provided in Article 8, Section 6-A of the Zoning Ordinance are found. The Commission will make a recommendation to the City Council for this request since the property is business zoned and over 20,000 square feet. Table 2 includes the conditions to authorize variances with the corresponding staff analysis and conclusion of if the condition is met. Table 2 Conditions to Authorize Variance Staff Analysis Meets Condition (Yes/No) The property in question cannot yield The subject property is constrained Yes a reasonable return if permitted to be by a substantial building setback used only under the conditions from the public right-of-way. Unlike allowed by the regulations in that other properties within the same zone; zoning district that benefit from minimal setbacks and improved frontage exposure, this site is uniquely disadvantaged. Staff conclude that the property cannot yield a reasonable return without a variance as the monument-style, fence sign will provide necessary visibility. The plight of the owner is due to Yes unique circumstances. There are The subject property is constrained exceptional or extraordinary by a substantial building setback circumstances or conditions applying from the street, which significantly to the property in question as to the limits the visibility and intended use of the property that do effectiveness of wall-mounted not apply generally to other properties signage unlike most properties in or classes of uses in the same zoning the zoning. This condition is district; and uncommon in the zoning district, where most structures are set closer to the street with better frontage for visible wall-mounted signage. The monument-style sign is a practical alternative to improve visibility. The variance, if granted, will not alter Staff reason that the sign on a Yes the essential character of the locality. fence-like structure will not alter Such variance is necessary for the the essential character of the preservation and enjoyment of a neighborhood. The proposed sign, substantial property right-of-way though mounted on a fence-like possessed by other properties in the structure, is designed and scaled same zoning district and in the vicinity. to function as a monument sign. Additionally, 4th Avenue runs from Page 31 of 45  east to west. The proposed location of the sign, particularly along a one-way street, ensures that it will not obstruct traffic visibility, thereby maintaining traffic safety and visual continuity along the corridor. Previous Council Action (if any): see section on previous zoning history Budget Impact: N/A Additional Information as applicable (i.e. provide alternative options, community or staff input, staffing impact; resident impact; etc.): N/A Council Goal (if applicable): N/A Recommendation: The Community Development Department recommends that the Commission pass a recommendation to the City Council to approve the variance as the property cannot yield a reasonable return, there is a unique circumstance and the sign on the fence will not alter the character of the neighborhood. Submitted by: Eunice Amissah-Mensah, Urban Planner Approved by: Page 32 of 45  Variance for Sign on Fence at 2424 4th Avenue PZC Case 2025-18 C1 Subject Property Parcels Quad City Botanical Center Main Building Zoning District 3RD AV Sign on Fence I Parking Lot B3 0 25 50 100 150 200 Feet PUD 25TH ST 4TH AV 4TH AV City of Rock Island Proposed Sign on Fence COMMUNITY DEVELOPMENT DEPARTMENT 26TH ST 5T H AV Page 33 of 45 Page 34 of 45 Figure 1: Photo showing possible sign on fence location for the property from across 4th Avenue Page 35 of 45 Figure 2: Photo providing a closer view of the possible fence sign location Page 36 of 45 Figure 3: Photo providing a different angle from the parking to show possible fence sign location. Page 37 of 45 Page 38 of 45 Memorandum To: Rock Island Planning & Zoning Commission From: Tanner Osing, Planning & Zoning Manager Subject: 2025-19: Public hearing request from A Hana Illowa LLC to consider a variance from the Rock Island Sign Ordinance in a B-4 (highway business) district for property at 3809 60th Avenue West. RC Roll Call vote is needed. Date: July 7, 2025 Introduction and Background Information: Applicant: A Hana Illowa, LLC Location: 3809 60th Avenue West Size of Property: The property measures approximately 9.86 acres. Topography: The property is relatively flat and slopes down towards the north, west and south property lines. Zoning History: • None Existing Land Use & Zoning: The property is zoned B-4 (highway business) district. To the east is the casino also zoned B-4 and IL-92 right-of-way. To the north, south, and west are properties zoned C-2 (nature conservation), which are owned by the City and are vacant, natural areas. Land to the north also includes the I-280 and IL-92 interchange. Project Details: The subject sign is part of the proposed development project by A Hana Illowa, LLC on the “Casino West” site, which is currently owned by the City. The development includes a dispensary and a travel center. The sign will be located on the lot with the proposed dispensary once the property is subdivided. The sign will be positioned at the northeast corner of the property approximately seventy-three (73) feet south of the north property line and forty-seven (47) feet southwest from the northeast property line. The pole sign is also proposed to be approximately twenty-eight (28) feet at the widest section. The sign will include the Nature’s Treatment of Illinois “NTI” logo at the top of Page 39 of 45 the sign with a space travel center signage below that. The signs will be backlit panels. Besides the sign height, the sign will meet all other sign ordinance requirements. Requested Action and Affected Requirements: The request is for one (1) variance from the Sign Ordinance as described in Table 1. Table 1 Variance Requested Action Affected Requirements (1) Install a 125 foot tall freestanding sign. 25 feet is the maximum allowed sign height for freestanding signs in B-4 districts (Section 4-69-f). The proposed sign is 100 feet greater than the maximum allowed height. Conditions to Authorize Variances & Staff Analysis: Variances shall only be authorized if two (2) of the three (3) conditions as provided in Article 8, Section 6-A of the Zoning Ordinance are found. The Commission will make a recommendation to the City Council regarding this request since the property is business-zoned and over 20,000 square feet. Table 2 includes the conditions to authorize variances with the corresponding staff analysis and conclusion on if the condition is met. Table 2 Conditions to Authorize Variance Staff Analysis Meets Condition (Yes/No) The property in question cannot yield a Staff conclude that the property Yes reasonable return if permitted to be cannot yield a reasonable return used only under the conditions allowed without the variance. The property by the regulations in that zone; lies adjacent to the southwest corner of the I-280 and IL-92 interchange. A taller sign than what is allowed by code would be reasonable for any business desiring to attract attention from passersby on the major roadways. A similar height variance was approved for the Casino property; however, that sign did not need to be as tall given its proximity and orientation to the interstate. Unlike this request, that variance also included exceptions for total sign area, setbacks, and the change frequency of the electronic message sign. The plight of the owner is due to Staff reason that there is a unique Yes unique circumstances. There are circumstance. The height exceptional or extraordinary requirement is based on the circumstances or conditions applying majority of highway business to the property in question as to the properties that are located along Page 40 of 45  intended use of the property that do 11th Street, Blackhawk Road/46th not apply generally to other properties Avenue, and 78th Avenue or classes of uses in the same zoning West/Andalusia Road. This district; and property and the casino property to the east represent the only two business zoned properties located along an interstate in the City. This is a unique circumstance since the sign ordinance requirements are based on business properties in a different context. The variance, if granted, will not alter Staff conclude that the sign height Yes the essential character of the locality. will not alter the character of the Such variance is necessary for the neighborhood. The sign will be preservation and enjoyment of a oriented towards the major substantial property right-of-way roadways and the casino also has possessed by other properties in the a similar sign, in terms of height. same zoning district and in the vicinity. Previous Council Action (if any): NA Budget Impact: NA Additional Information as applicable (i.e. provide alternative options, community or staff input, staffing impact; resident impact; etc.): NA Council Goal (if applicable): NA Recommendation: The Community Development Department recommends that the Commission recommend approval of the variance to the City Council as it is necessary for a reasonable return, there is a unique circumstance, and the sign height will not alter the character of the neighborhood. Submitted by: Eunice Amissah-Mensah, Urban Planner Approved by: Page 41 of 45  SITE PLAN RYMAK CONSTRUCTION GROUP RI CASINO 10 ACRES TO THE CITY OF ROCK ISLAND, IL S88° 51' 37"E 345.77' Approximate Distance Approximate From Angled Distance Property Line 73' From North Property Line Approximate 47' Location Of Proposed (543 SF) CONCRETE W/ 0' Sign - 93.4 6" MIN. COMPACTED AGGREGATE BASE Concept 3B 1 (28'x125') 40"E 54.5' R50' ' 5' 163' ° 49 S18 9' 108.5' 57' 315 (10) BOLLARDS W/ .71 SIGNPOST (TYP) ' 20' (10) SUPERCHARGER 48.7' STATIONS (TYP) 40' 24' (3) TRANSFORMERS (TYP) 54' 24' 72' EX. LIGHT POLE S6 10' 3° Area F 1126 9S 35' 29" E 185 .00 ' UP DN 216' 24' 23.5' 20' 107.5' 40' 24' 20' 270' 63.1' 20' 206.9' 9' 24' 9' 20' 12' 64' 20' 327 . ' 24' .00 400 S6 261' W 15' 3° 31" 35' 20' 29" E EX. LIGHT POLE 24' 172 4.5 S2 5' 6° 9' 1192 568.874 LP 80' 44' 24' 15' 60.1' 140.2' 40.1' 1' 120.2' 412 .27 G 110 ' PU AS 5.8 MP S N63° 35' 29"W 15.00' 36' 4' 3 20' 1"E 24' 6° 44' 2 34' 88' N2 72. 20' 284.9' 64' 56.5' 72' 65.5' 122' 9' EX. BOLLARD 198' 80' 108' F.F.= 568.0 S6 6' 3° 35' 20' 29" 24' E 185 .00 20' ' ' .00 800 130.6' ST W 31" 24' A. 207' 6° 516 S2 +00 45.8' ' .40 339 SE ' 172 PU L GA .49 S6 3° 35' 29" MP S N63° 35' 29"W E 121 DIE S 89' 120.38 4.9 83.7' 100.5' 8' 97.4' 511 . 28' W 31" 24' 40' 41.8' 45.5' S2 81.3' 89.1' 6° CA R& 54.6' WA TRUC SH K 94.9' S6 3° 35' 29" E 112 1.3 6' EX. TRANSFORMER ' .49 172 200 . 00' N88° 51' 37"W 481.03' ST A. 52 0+0 0 S:\RYMAK\RI CASINO 10 ACRES Page 42 of 45  28'-0" APPROX. www.streamlinearchitects.com NOT FOR CONSTRUCTION STREAMLINE ARCHITECTS, LLC ANDREW DASSO, AIA 575 12TH AVENUE EAST MOLINE, IL 61244 (563) 345-2724 PROJECT CONTACT: NOAH STRAUSSER (563) 219-0568 noah@streamlinearchitects.com ADDITIONAL SIGNAGE FOR TRAVEL CENTER 80'-0" APPROX. NO. DESCRIPTION DATE CONCEPT 3B NATURE'S TREATMENT RYMAK CONSTRUCTION GROUP LLC 3809 60th Ave W Rock Island, IL OF ILLINOIS DISPENSARY Project number 25-029 APPROXIMATE LOCATION OF SIGNAGE Date 05/23/2025 Drawn by NS Checked by AD SIGNAGE CONCEPTS 5/30/2025 4:03:12 PM COPYRIGHT © 2024 A650 Page 43 of 45 Page 44 of 45 Page 45 of 45