Case 2026-07 – Special Use Permit 21-27 Gateway Commerce Ctr., LLC has requested a Special Use Permit from the City of Edwardsville to construct a rooftop solar energy system at 25-27 Gateway Commerce Center Drive East. The property is more specifically identified as PID 18-1-14-23-00-000-012.001 and is zoned “M-1” Light Manufacturing District Staff presented their report as outlined in the Zoning Administrator’s Report.

Zoning Board of Appeals Regular Meeting Packet (PDF) · Aug 24, 2026, 5:00 PM · City Hall

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1. AMay 26, 2026 Regular Meeting MinutesApproval Of Minutes
2. ACase SPUP-000026-2026 Rosewood Stays, LLC has petitioned the City of Edwardsville for a Special Use Permit to allow a “Type B” Non-Owner Occupied Short-Term Rental at 229 Commercial Street. The property is more specifically identified as PUD 14-2-15-11- 07-203-011 and is zoned “R-1” Single-Family Residential DistrictZoning Cases
3. BHotz, ChairmanRoll Call
4. ARobertson, Vice Chair L. McOlganRoll Call
5. TDalla RivaRoll Call
6. BBuncher, StaffRoll Call
7. JVonderheide, StaffRoll Call
8. ESutter, StaffRoll Call
9. GHendricksRoll Call
10. ACase 2026-06 – Variance Scott Rushing and Gretchen Hendricks have requested a Variance from the City of Edwardsville to construct a detached garage that is 21 feet in height instead of the permitted 17.5 feet at 409 Franklin Avenue. The property is more specifically identified as PID 14-2-15-14-12-202-029 and is zoned “R-1” Single-Family Residential District Staff presented their report as outlined in the Zoning Administrator’s Report.Zoning Cases
11. 1The particular physical surroundings, shape or topographical condition of the specific property involved would result in a particular hardship upon the owner, as distinguished from a mere inconvenience or loss of revenue, if the strict letter of the regulations were carried out. There are no physical surroundings or topographical conditions that would result in hardship if the height regulations were carried out.Zoning Board Of Appeals Standards For Variance
12. 2The condition upon which the requested variance is based would not be applicable, generally to other property within the same zoning classification. The requested variance may be applicable to other property within the same zoning classification, depending on the roof profile of the principal structure as it is written in the Historic Preservation Commission Design Guidelines.Zoning Board Of Appeals Standards For Variance
13. 3The alleged difficulty or hardship has not been created by any person presently having an interest in the property. The alleged difficulty or hardship stated by the property owner would have an interest in the property.Zoning Board Of Appeals Standards For Variance
14. 4The granting of the variance will not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located. Granting this variance may have a negative effect on the public welfare, or be injurious to other property or improvements in the area by allowing the increased height of the structure.Zoning Board Of Appeals Standards For Variance
15. 5The proposed variance will not impair an adequate supply of light and air to adjacent property, or substantially increase congestion in the public streets, or increase the danger of fire, or endanger the public safety, or substantially diminish or impair property values within the neighborhood. The proposed variance will not impair an adequate supply of light and air to adjacent property, will not increase congestion, nor will it impact public safety or diminish property values in theZoning Board Of Appeals Standards For Variance
16. 6The proposed variance complies with the spirit and intent of the restrictions imposed by this code. The request does not comply with the spirit and intent of the restrictions imposed by theZoning Board Of Appeals Standards For Variance
17. 7There is no self-imposed hardship. The hardship would not be considered self-imposed as the increased height would be required to meet the roof profile of the existing structure per HPC guidelines. Scott Rushing and Gretchen Hendricks were present to address any questions from the board. Denver Seay asked whether the HPC guidelines required a 21-foot height. Breana Buncher confirmed that the height is included in the design guidelines. Bob Hotz stated that he wasZoning Board Of Appeals Standards For Variance
18. BCase 2026-07 – Special Use Permit 21-27 Gateway Commerce Ctr., LLC has requested a Special Use Permit from the City of Edwardsville to construct a rooftop solar energy system at 25-27 Gateway Commerce Center Drive East. The property is more specifically identified as PID 18-1-14-23-00-000-012.001 and is zoned “M-1” Light Manufacturing District Staff presented their report as outlined in the Zoning Administrator’s Report.Staff Reccomendation
19. 1Existing uses and zoning of nearby property and relationship to Edwardsville’s adopted “M-1” Light Manufacturing District Industrial & Vacant “M-1” Light Manufacturing District “M-1” Light Manufacturing District Industrial & Vacant “M-1” Light Manufacturing DistrictZoning Board Of Appeals Standards For Special Use Permit
20. 2Extent to which property value diminishes adjacent to the zoned parcels. Value decrease to be supplied by the petitioner and made by professional appraiser. The petitioner did not provide property value information. However, other community solar projects cited solar energy systems on commercial buildings increasing appraised values through increased net operating income, reduced energy costs, and marketing advantages.Zoning Board Of Appeals Standards For Special Use Permit
21. 3Extent to which the proposed change alters or promotes the public health, safety, morals or general welfare. The proposed rooftop solar energy system would neither alter nor promote the public health, safety, morals, or general welfare of the community. Once finished, the solar energy system would be out of the public view, creating minimal to no glare and requiring only periodic maintenance.Zoning Board Of Appeals Standards For Special Use Permit
22. 4The relative gain to the public as compared to the hardship imposed upon the property owners, and there is a need for the proposed special use. The proposed rooftop solar energy system will provide relative gain to the public by generating electric utility. As a community solar energy system, the power generated would be for off- takers of the project in the City of Edwardsville and Madison County.Zoning Board Of Appeals Standards For Special Use Permit
23. 5The suitability of the subject property for the zoned purposes indicated by ordinance. The property is suitable for the Permitted Uses listed in the “M-1” Light Manufacturing District. The proposed solar energy system would not affect the subject property’s current zoning designation. Currently roof-top solar is permitted by right if it is used to reduce the property’s on-site consumption. However, the difference between roof-top solar for on-site consumptionZoning Board Of Appeals Standards For Special Use Permit
24. 1All requests for transfers must be filed on an application form available through the PublicZoning Board Of Appeals Standards For Special Use Permit
25. 2Substantial transfers – All substantial transfers shall be subject to review and approval by the Zoning Board of Appeals under the terms of section 1244.02. Substantial transfers include, but are not limited to:Zoning Board Of Appeals Standards For Special Use Permit
26. aA transfer involving a more intensive use on the subject property;Zoning Board Of Appeals Standards For Special Use Permit
27. bOther changes deemed to represent a substantial change by the Zoning Administrator and PublicZoning Board Of Appeals Standards For Special Use Permit
28. cThe trend of development in the area surrounding the subject property necessitates further review of the proposed special use.Zoning Board Of Appeals Standards For Special Use Permit
29. 3Unsubstantial transfers – Unsubstantial transfers will be subject to review and approval by the City Planner and Public Works Director. Unsubstantial transfers represent minor changes from the provisions of the originally approved special use permit and may include:Zoning Board Of Appeals Standards For Special Use Permit
30. aTransfer of ownership not effecting the intensity of the use:Zoning Board Of Appeals Standards For Special Use Permit
31. bOther changes deemed to represent an unsubstantial change by the Zoning Administrator andZoning Board Of Appeals Standards For Special Use Permit

1. Aug 13, 2026Agenda publishedOfficial record
2. Aug 24, 2026, 5:00 PMZoning Board of Appeals meetingOfficial record

Tracked by AreaMatter since Sep 5, 2026. Dates above come from the city's own records; “observed” entries are changes we detected between checks.

• Zoning Board of Appeals Regular Meeting Packet (PDF) (Part Of Meeting)

• Official meeting page

This summary restates facts from the official source; it does not evaluate the proposal or recommend a position.