AGENDA. ZONING HEARING OFFICER Thursday, December 20-4:00 p.m. City Council Chamber Moline City Hall th Street, Moline, IL

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1 AGENDA ZONING HEARING OFFICER Thursday, December 20-4:00 p.m. City Council Chamber Moline City Hall th Street, Moline, IL 1. Hearing ZH (variance) Robert Sr. and Jason (Jake) Lagaisse th Street, Moline Request to construct a residential detached garage 18 feet 4 inches in height to the midpoint of the roof, 3 feet 4 inches taller than allowed in an R-2 One- Family Residence District 2. Other 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 Fran Frutiger, Department of Planning and Development, , at least 24 hours prior to the meeting time.

2 STAFF REPORT GENERAL INFORMATION ZONING HEARING Case Number ZH Prepared by Shawn Christ, Land Development Manager December 14, 2012 Owner/Applicant: Location: Request: Size of Tract: Existing Land Use: Existing Zoning: Surrounding Land Uses: Public notice: Robert Sr. and Jason ( Jake ) Lagaisse 2411 & th Street, Moline Variance to the bulk/setback standards at Section of the Moline Zoning and Land Development Code to allow a residential detached garage to be constructed 18 feet 4 inches in height to the midpoint of the roof, 3 feet 4 inches taller than allowed in an R-2 One-Family Residence District 38,640 SF (0.9 acre two lots combined) One-family residential R-2 (One-Family Residential District One-family residential Legal ad published November 29, Moline Dispatch Notice mailed to all property owners within 250 feet, December 12 BACKGROUND Robert Lagaisse Sr. and his son Jason (Jake) recently acquired and demolished the home at th Street. This home was in poor condition prior to demolition (photos are attached). The now vacant lot has been combined with the existing home and lot at th Street. The owner wants to construct a detached pole barn garage that is tall enough to store his RV motorhome. He has applied for a variance to increase the height from 15 feet to 18 feet 4 inches (to the roof midpoint) to provide adequate clearance for the RV. The proposed garage dimensions are 24-feet wide and 45 feet long. ANALYSIS & APPROVAL CRITERIA Section (c) of the Moline Code of Ordinances establishes the approval criteria for zoning variances. Applicants must demonstrate that all of the approval criteria are satisfied in order for a variance to be granted. Each criterion is identified below with staff s findings. Please refer to the application form for detailed descriptions of these criteria. Criteria #1: Hardship Unique to Property, Not Self-Inflicted (MET)

3 This criterion allows for exceptional conditions creating an undue hardship, applicable only to the property involved or the intended use thereof, which do not apply generally to the other land areas or uses within the same zoning district, and such exceptional conditions or undue hardship was not created by the action or inaction of the applicant or the owner of the property, or any previous property owner. Outdoor storage of motor homes and many camping RVs is prohibited in residential districts, however, indoor storage is acceptable. Attached garages may be increased in height to accommodate a motorhome, however, detached garages cannot. An addition to this home is not practical due to the existing garage and driveway configuration needed for a motorhome. We find that the intended use to store the motorhome indoors on this property without a reasonable solution for an attached home addition to be an exceptional condition and the limited height for detached garages to be an undue hardship on the property. Criteria #2: Special Privilege (MET) Staff believes this variance will not award a special privilege on the applicant which is denied to other properties in this zoning district. There are multiple two-story homes in the vicinity of the subject properties and one tall garage north of the site. Criteria #3: Literal Interpretation (MET) It is Staff s opinion that the literal interpretation of the code deprives the applicant of rights commonly enjoyed by other properties in the same zoning district because the code does not allow for taller detached garages for the purpose of storing RVs indoors. Criteria #4: Reasonable Use (MET) This is a large property, nearly an acre in size, which can easily accommodate larger structures. A motorhome is too large to store outdoors, and indoor storage in a slightly taller garage is a reasonable use of the property considering the property s size and the garage s proposed distance from the street. Criteria #5: Minimum Necessary (MET) In Staff s opinion, the requested variance is within the minimum necessary to make reasonable use of this property. The requested variance is 3 feet 4 inches, a 28% variance, just enough to provide overhead clearance for the motorhome. Criteria #6: Compatible with Adjacent Properties (*CONDITIONALLY MET*) There are two-story homes in the vicinity of the subject property, all of which are taller than the proposed garage. A variance to increase the garage roof height as proposed is compatible with the adjoining properties, however, in staff s opinion the proposed use of corrugated metal siding on this building will not be compatible with the neighborhood due to the increased size and increased height. The large pole barn, with corrugated metal siding panels, will look like an agricultural or industrial storage building in this residential neighborhood. Staff feels this criterion can only be met if the applicant eliminates the metal panel siding and installs residential-appropriate horizontal lap siding to match the siding used on other residential buildings in this neighborhood. This should be required as a condition for approval pursuant to Sec (c)(6) to protect the adjoining neighborhood and the intent of the zoning code. Criteria #7: Conformance with the Purposes of the Code (MET) Staff believes conditionally granting this variance would not conflict with stated purposes in the Zoning Code, including the preservation and enhancement of existing neighborhoods and 2

4 development and promoting new development consistent with the purpose and intent of each residential district. Criteria #8: Conformance with the Comprehensive Plan (MET) Staff finds the application does not conflict with the goals and objectives of the City of Moline Comprehensive Plan, including the expansion and stabilization of existing residential neighborhoods in Moline. RECOMMENDATION Based on the above, staff finds all eight (8) variance approval criteria to be met, subject to a condition at criteria #6 which requires the elimination of the metal siding panels and replaced with a horizontal lap siding consistent with the adjoining residential structures. Consequently, staff recommends that the requested variance be conditionally approved in accordance with the above. ATTACHMENTS Parcel Map, Zoning Map, Application materials 3

5 47TH STREET G 17 CHURCH L 25TH AVE CT I R 1 46TH STREE TH (143) A A

6 25THAVCT R-2 proposed garage 24' x 48' home demolished 45THST R-2 46THST 25THAV 44THST R-2 26THAV 47THST

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