City of Moline
PLAN COMMISSION
Wednesday, April 12, 2017
4:00 p.m.
Council Chambers, 619 16th Street
AGENDA
1. Call to order
2. Reading and approval of minutes from March 22, 2017
3. Public hearings
a. PC 17-02 – Public hearing and request from Hemal Patel, Moline Hotel Investments, LLC for a text
amendment to Table 35-3301.1 of the Moline Zoning and Land Development Code to increase the
maximum building height in the B-4 zoning district from 45 feet to 70 feet.
4. Other business
5. Review of upcoming meetings
6. Public comment
7. Adjournment
Any person with disabilities who wishes to attend the meeting who requires a special accommodation or any
other person requiring a special accommodation in attending the meeting should notify
Anamaria Vera, Department of Planning & Development, 524-2053.
MEMORANDUM
TO:
FROM:
SUBJECT:
DATE:
Planning &
Development
th
619 – 16 Street
Moline, Illinois 61265
309-524-2036
309-524-2031 fax
www.moline.il.us
Plan Commission
Shawn Christ
PC 17-02 – Public hearing and request from Hemal Patel, Moline Hotel
Investments, LLC for a text amendment to Table 35-3301.1 of the Moline Zoning
and Land Development Code to increase the maximum building height in the B-4
zoning district from 45 feet to 70 feet.
April 7, 2017
I’ve attached an application and redlined draft of a proposed amendment to the Zoning and Land
Development Code.
Moline Hotel Investments, LLC has purchased the former Holiday Inn site near the QC Airport at
th
6902 27 Street. They are working to redevelop the site with at least one new hotel and have
noticed an issue with Moline’s maximum allowable height in the B-4 zoning district. They have
submitted an application to amend the ordinance with a claim that a 3-story hotel with roofmounted HVAC units may exceed the 45-foot height limit.
Planning &
Administration
524-2030
The proposal is to amend Table 35-3301.1 by increasing the allowable building height in the B-4
zoning district from 45 feet to 70 feet. As part of this amendment, staff will propose an additional
front and rear setback for buildings over 50 feet. Staff will also propose an additional amendment
to Sec. 35-3108 to create a maximum height exception for generators, HVAC, commucations,
utilities, and related equipment.
Community
Development
524-2040
Section 35-2203(c) lists the approval criteria for zoning code amendments. Most of these criteria
are specific to rezoning requests, however, the following criteria may be evaluated for this
proposed text amendment:
Divisions
Economic
Development
524-2036
Land Development
524-2050
• Whether the existing text was in error at the time of adoption. The B-4 Highway/Intensive
Business district is intended to permit intensive, general commercial development adjacent to
expressways and major thoroughfares. Although the district is commonly defined by large 1 or 2story commercial development such as big box stores or shopping centers, the district’s building
height limit did not seem to anticipate vertical development such as hotels or corporate offices
which could exceed 3 stories in height.
• Whether the proposal is in conformance with and in furtherance of the implementation of
the goals and policies of the Comprehensive Plan, other adopted plans, and the policies, intents,
and requirements of the Zoning Code and other City regulations and guidelines. The proposal
conforms and is consistent with all adopted plans and policies.
• Whether there is a need in the community for the proposal. Offices, apartment buildings,
and hotels are allowed to build up to 4 stories or 70 feet in height with wood frame construction
and other provisions such as a fire protection system. There is demand for this type of
development in areas outside of downtown and it seems reasonable to reconsider the B-4 height
standard rather than rely on the PUD process for flexibility in a development.
Staff recommends Plan Commission support of the proposed amendment.
Attachment:
Redlined amendment sheet, application form and attachments
Table 35-3301.1.
Non-Residential/Resource Districts
Principal and Major Accessory Structure Bulk Standards
Minimum Yard Setbacks(2) (ft)
Side
Minimum Lot Dimensions
Maximum
Building
Height
(ft/stories
Maximum
Building
Coverage (4)
(%)
Maximum
Building Size
(3)
(sq ft/FAR)
Minimum
Landscape
Surface
Ratio
50
20,000
0.25
20
35
70
10,000
0.20
0/20
0
35
100
10,000
0.00
0/10
0
0
None
100
5.0 FAR
0.00
0/10
0
0
10
45
60
100,000
0.10
0/20
20
0
0
20
4570
50
500,000
0.20
0/20
20
50
15
30
20
45
50
250,000
0.30
40
50
20
20
15
30
20
45
60
250,000
0.10
0/10
50
20
20+
15
30
20+
75
70
2.0 FAR
0.10
0/10
Zoning
District
Lot
Area
(sq ft)
Width
(feet)
Street
Front
(feet)(1)
Front(8)
Least
O-1(6)
5,000
50
20
15
0
15
15
35/2 1/2
(6)
5,000
50
20
20
0
0
10
NC(6)
5,000
50
20
0
0
0
B-2(6)
5,000
50
20
0
0
B-3
(6)
5,000
50
20
20
B-4
(7)
20,000
50
20
ORT
20,000
50
I-1
20,000
20,000
B-1
I-2
(7)
Minimum
On-Site
Building
Separation(5)
(ft)
Sum
Rear
Footnotes:
(1) The requirements may be waived if the City engineer instead approves, and the applicant records, an irrevocable access easement.
(2) Yards adjoining Residential Districts shall have minimum setbacks equal to the adjoining Residential District. Required bufferyards (see Sec. 35-5207) may
also require larger setbacks.
(3) Maximum size of building permitted by right. Larger buildings require approval of a special use permit (see Sec. 35-2206).
(4) Combined coverage of all principal and major accessory structures.
(5) Where “0” and another dimension are indicated, buildings must be attached or have the minimum separation indicated.
(6) For residential development, refer to the R-6 District standards.
(7) For buildings higher than 50 feet, the minimum front yard setback shall be 40% of building height and the minimum rear yard setback shall be 30 feet.
(8) The required front yard setbacks apply to all sides of a corner lot that have street frontage (See Section 35-3108 for exceptions).
(Ord. No. 3008-2009; Table 35-3301.1 amended by inserting footnote (8) to Minimum Yard Setbacks, “Front”; 03/24/09)
Formatted: Superscript, Highlight
Formatted: Highlight
SEC. 35-3108.
PRINCIPLE AND MAJOR ACCESSORY STRUCTURE BULK
STANDARD EXCEPTIONS.
(a)
MINIMUM FRONT YARD SETBACK. The following Minimum Setbacks shall be applied to
lots of record created prior to 1991 that do not meet all of the Bulk Standards for Minimum Lot Dimension
contained in Table 35-3201.1 or Table 35-3301.1:
(1)
Minimum corner lot side street setback: 10 feet.
(2)
Minimum reverse corner lot side street setback: 50% of the minimum front yard setback of the
lot to the rear or 15 feet, whichever is less.
MAXIMUM HEIGHT EXCEPTIONS. The Maximum Height Requirements shall not apply to
(b)
the following. However, if in the opinion of the building official such structures would adversely affect abutting or
adjacent properties, such greater height shall not be authorized except by approval of a variance by the zoning
hearing officer as per Sec. 35-2207 of this Code.
(1)
Church spires, belfries, cupolas and domes, monuments, water Towers, fire and hose Towers,
masts and aerials.
(2)
Indoor institutional uses such as churches, schools and other permitted public and semi-public
buildings not to exceed six 6 stories or 75 feet, provided that for each foot over the maximum
height otherwise permitted in the district, the minimum side and rear yard setbacks shall be
increased in width and depth by an additional foot.
(3)
Barns, silos or other farm buildings provided they are not less than 50 feet from every lot line.
(4)
Bulkheads, conveyors, derricks, elevators, penthouses, monitors, scenery lofts, cooling Towers,
grain elevators, gas holders, or other structures where the permitted industrial use requires a
greater height.
(5)
Generators, heating, cooling, ventilation, communications, utility and related equipment provided
that such equipment meets all other applicable standards in this Code including but not limited to
screening, visibility, height, or placement.
(Ord. No. 3008-2009; Sec. 35-3108(a) repealed; new Sec. 35-3108(a) enacted; 03/24/09)