(a) PURPOSE
. Throughout many neighborhoods in Moline north of the Rock River, there are large vacant or underutilized parcels with existing infrastructure that can support more compact and dense development than would otherwise be permitted in the R-2 district. Most of these parcels are too small to re-zone to R-4, and the R-4 district standards do not necessarily ensure that newer, more dense development would be compatible with the existing, predominately detached single-family homes in the area. The purpose of these residential infill standards, then, is to provide for a more efficient use of larger vacant and underutilized parcels located in the R-2 district, while still maintaining compatibility with surrounding existing development. Residential infill development as described in this section may be permitted by-right or with a special use permit, as indicated herein.
(1) By-Right Infill Development
. Twin House and Zero Lot Development as described in this section shall be permitted by-right, subject to approval of a corresponding final subdivision plat as per Chapter 29 of the Moline Code of Ordinances and a site plan review as described in Sec. 35-2105, except that final action on the site plan review shall be taken by the decision making body taking action on the final plat.
(2) Special Use Permit
. Town House Development and Multiplex Development as described in this section shall require approval of a special use permit as per Sec. 35-2206 and a corresponding final subdivision plat as per Chapter 29 of the Moline Code of Ordinances.
(3) Major and Minor Accessory Structures
. Major and minor accessory structures within all residential infill developments described in this section shall be governed by the applicable regulations of the R-2 zoning district, unless more restrictive standards are required as part of the site plan review or special use permit approval. In no case shall the regulations of the R-2 zoning district applicable to major and minor accessory structures be reduced.
(b) TWIN HOUSE DEVELOPMENT
. A “Twin House” is a structure with two single family homes that have a common wall. Each unit is on a separate platted lot, or a condominium, with covenants that control the maintenance of the common wall. For purposes of this section, the term ”structure” applies to the entire structure housing both units. The term “unit” applies to individual dwelling units located within the “structure.” The term “development” applies to the land area and all of the structures that are constructed as part of the same infill project.
(1) All Twin House Developments
. The following regulations apply to all Twin House developments:
a. Structure Design
:
1. Each structure shall have a maximum of two units.
2. For developments with three to nine structures, a minimum of two different front and rear building elevations and two color pallets is required, which should be distributed throughout the development. Structures with the same elevation and the same color pallet may not be located next to one another.
3. For developments with more than nine structures, a minimum of three different front and rear building elevations and three color pallets is required, which should be distributed throughout the development. Structures with the same front elevation and the same color pallet may not be located next to one another. Wherever possible, locating structures with the same front elevation next to one another should be avoided, regardless of differences in color pallets.
4. The main entry to each unit shall be located on the front elevation, with a walkway leading to it from either the driveway or, preferably, from the sidewalk/street.
5. The main front entries to the units shall be a minimum of 10 feet apart. The distance may be reduced by one foot for each foot of setback one entry has from the other, down to a minimum separation of 3 feet.
6. Each building elevation shall have a minimum of two windows and/or doors.
7. Within a Twin House structure, the gross floor area of the units may not vary by more than 20%.
8. Regardless of differences in unit size, one unit should not appear to be subordinate to the other.
9. Within a Twin House development, different structure sizes are encouraged.
b. Garages and Driveways
:
1. Each unit shall have an attached or detached garage suitable for at least one car.
2. For each unit, garages wider than 24 feet or with more than two overhead doors are prohibited.
3. Where alleys are present or can be extended, driveways, parking areas and garages are prohibited in the front.
4. Two-car garages on alleys may be attached to each other if the combined width of both is less than 45 feet and: four doors are used, or; the face of one garage is setback from the other a minimum of 3 feet, or; there is break in the roof line between the garages.
5. Where permitted in the front, the face of the garage shall not project beyond the main portion of the front wall of the house and shall be five feet behind the furthest front projecting portion of the structure (e.g. front porch, bay window, etc.).
6. Driveways in the front shall be at least 5 feet from properties not in the development.
(2) Twin House Developments on Parcels of Less Than 20,000 sq. ft. In addition to the regulations applicable to all Twin House developments, the following regulations shall apply to developments on parcels of less than 20,000 sq. ft.:
a. Garages and Driveways
:
1. Single-car garages in the front may be attached to each other if the combined width of both is less than 30 feet.
2. Two-car garages in the front may not be attached to each other.
b. Lot Dimensions and Setbacks
:
1. Min. Lot Area: 5,000
2. Min. Lot Width: 50 feet
3. Min. Front Setback – Front Wall Line: If located on a through street, the average of existing houses on the same side of the street on the same block or 25 feet, whichever is less. If located at the end of dead end street, 20 feet.
4. Min. Front Setback – Front Entry: If located on a through street, 20 feet for a covered or enclosed front entry of no more than 60 sq. ft. of floor area and no more than 15 feet in height. If located at the end of a dead end street, 15 feet.
5. Min. Corner Lot Side Street Setback: The average of existing houses on the same side of the street on the same block, or 20 feet, whichever is less.
6. Min. Side Setback – Unattached Side: 6 feet adjacent to property not in the development, 5 feet adjacent to property within the development.
7. Min. Rear Setback: 30 feet adjacent to property not in the development or an alley, 25 feet adjacent to property within the development.
8. Min. Building Separation: 10 feet
(3) Twin House Developments on Parcels of 20,000 sq. ft. or greater
. In addition to the regulations applicable to all Twin House developments, the following regulations shall apply to developments on parcels of 20,000 sq. ft. or greater:
a. Garages and Driveways
:
1. Two-car garages in the front may be attached to each other if the combined width of both is less than 45 feet and: four doors are used, or; the face of one garage is setback from the other a minimum of 3 feet, or; there is break in the roof line between the garages.
b. Lot Dimensions and Setbacks
:
1. Min. Lot Area: 4,500
2. Min. Lot Width: 45 feet
3. Min. Front Setback – Front Wall Line: 20 feet
4. Min. Front Setback – Front Entry: 15 feet for a covered or enclosed front entry of no more than 60 sq. ft. of floor area and no more than 15 feet in height.
5. Min. Corner Lot Sidestreet Setback: 15 feet
6. Min. Side Setback-unattached side: 6 feet adjacent to property not in the development, 5 feet adjacent to property within the development.
7. Min. Rear Setback: 30 feet adjacent to property not in the development or an alley, 20 feet adjacent to property within the development.
8. Min. Building Separation: 10 feet
(c) ZERO LOT LINE DEVELOPMENT
. A “Zero Lot Line Development” is comprised of detached, single family homes where the area (side yards) between the homes is reserved for use by only one of the homes, thereby providing for greater use and enjoyment of the side yard area. Each house is on a separate platted lot or condominium. In the case of platted lots, each home is located 5 feet from each side property line as necessary to comply with all fire and building code requirements regarding building separation. However, on one side of the home a five-foot easement is created running the entire depth of the lot. Under the provisions of the easement, the neighboring (receiving) property is granted full use rights of the area, and the granting property maintains limited use rights as needed only for maintenance and emergency access. In the case of a condominium, one of the homes is granted exclusive use of the area between the homes, with exceptions for maintenance and emergency access to the other home. To enhance the privacy of the receiving property in using the easement area, no windows or doors typically are located on the adjoining wall of the home of the granting property. For purposes of this section, the term “home” applies to a single detached dwelling unit located within the development. The term “development” applies to the land area and of the homes that are constructed as part of the same residential infill project. The term “zero lot line side” applies to that side of a lot or home for which a use easement has been granted to the neighboring property.
(1) All Zero Lot Line Developments
. The following regulations apply to all Zero Lot Line developments:
a. Structure Design
:
1. For developments with two to nine homes, a minimum of two different front and rear building elevations and two color pallets is required, which should be distributed throughout the development. Structures with the same elevation and the same color pallet may not be located next to one another.
2. For developments with more than nine homes, a minimum of three different front and rear building elevations and three color pallets is required, which should be distributed throughout the development. Structures with the same front elevation and the same color pallet may not be located next to one another. Where ever possible, locating structures with the same front elevation next to one another should be avoided, regardless of differences in color pallets.
3. The main entry to the house shall be located on the front elevation, with a walkway leading to it either from the driveway or, preferably, from the sidewalk/street.
4. Each building elevation shall have a minimum of two windows and/or doors, except the zero lot line side. The zero lot line side wall may not be higher than 22 feet, unless it is a gable end. No openings are required in zero lot line walls, although some form of wall articulation (such as the use of different materials at first and second levels, banding, etc.) must be provided.
b. Garages and Driveways
:
1. Each unit shall have an attached or detached garage suitable for at least one car.
2. Where alleys are present or can be extended, driveways, parking areas and garages are prohibited in the front.
3. Where permitted in the front, the face of the garage shall not project beyond the main portion of the front wall of the house and shall be five feet behind the furthest front projecting portion of the structure (e.g. front porch, bay window, etc.).
4. Driveways in the front shall be at least 5 feet from properties not in the development.
c. Lot Restrictions
:
1. A five foot easement shall be recorded on the zero lot line side, granting exclusive use of the area to the neighboring property except as needed for maintenance and emergency access to the granting property.
2. The zero lot line side shall not be adjacent to a parcel that is not a part of the development
(2) Zero Lot Line Developments on Parcels of Less Than 20,000 sq. ft. In addition to the regulations applicable to all Zero Lot Line developments, the following regulations shall apply to developments on parcels of less than 20,000 sq. ft.:
a. Lot Dimensions and Setbacks
:
1. Min. Lot Area: 5,000
2. Min. Lot Width: 50 feet
3. Min. Front Setback – Front Wall Line: If located on a through street, the average of existing houses on the same side of the street on the same block or 25 feet, whichever is less. If located at the end of a dead end street, 20 feet.
4. Min. Front Setback – Front Entry: If located on a through street, 20 feet for a covered or enclosed front entry of no more than 60 sq. ft. of floor area and no more than 15 feet in height. If located at the end of dead end street, 15 feet.
5. Min. Corner Lot Side Street Setback: The average of existing houses on the same side of the street on the same block, or 20 feet, whichever is less.
6. Min. Side Setback: 10 feet adjacent to property not in the development, 5 feet adjacent to property within the development.
7. Min. Rear Setback: 30 feet adjacent to property not in the development or an alley, 25 feet adjacent to property within the development.
8. Min. Building Separation: 10 feet
(3) Zero Lot Line Developments on Parcels of 20,000 sq. ft. or greater
. In addition to the regulations applicable to all Zero Lot Line developments, the following regulations shall apply to developments on parcels of 20,000 sq. ft. or greater:
a. Lot Dimensions and Setbacks
:
1. Min. Lot Area: 4,500
2. Min. Lot Width: 45 feet
3. Min. Front Setback – Front Wall Line: 20 feet
4. Min. Front Setback – Front Entry: 15 feet for a covered or enclosed front entry of no more than 60 sq. ft. in floor area and no more than 15 feet in height.
5. Min. Corner Lot Side Street Setback: 15 feet
6. Min. Side Setback: 10 feet adjacent to property not in the development, 5 feet adjacent to property within the development.
7. Min. Rear Setback: 30 feet adjacent to property not in the development or an alley, 20 feet adjacent to property within the development.
8. Min. Building Separation: 10 feet
(d) TOWN HOUSE DEVELOPMENT
. A “Town House” is a structure with a maximum of four, attached single-family homes. The units are located side by side within the structure and not above or below each other. Each unit is on a separate platted lot, or a condominium, with covenants that control the maintenance of the common walls. For purposes of this section, the term “structure” applies to the entire structure housing the units. The term “unit” applies to individual dwelling units located within the “structure.” The term “development” applies to the land area and all of the structures that are constructed as part of the same infill project.
(1) All Town House Developments
. The following regulations apply to all Town House developments:
a. Eligible Development Parcels
. Parcels eligible to apply for Town House infill development include those with:
1. A minimum area of 20,000 sq. ft.; or
2. Three or more residential units, or
3. An existing non-residential use or, if vacant, where the last use was not residential
b. Lot Dimensions and Setbacks
:
1. Min. Lot Area: 4,500 per unit
2. Min. Lot Width: 30 feet
3. Min. Front Setback – Front Wall Line: 10 feet
4. Min. Front Setback – Front Entry: 5 feet for a covered or enclosed front entry of no more than 60 sq. ft. of floor area and no more than 15 feet in height
5. Min. Front Setback – Garage: 20 feet
6. Min. Corner Lot Side Street Setback: 10 feet
7. Min. Side Setback: 10 feet adjacent to property not in the development, 5 feet adjacent to property in the development.
8. Min. Rear Setback: 20 feet
9. Min. Building Separation: 10 feet
c. Structure Design
:
1. The front and rear elevations shall include a wall break between each unit.
2. The front and rear elevations shall include at least one roof break for every two units.
3. Exterior wall and roof materials shall be the same or similar to the predominate materials of existing single family homes located within one block on the same street.
4. Roof design shall be consistent with the predominate design of existing single family homes located within one block on the same the street.
5. For developments with three to five structures, a minimum of two different front and rear building elevations and two color pallets is required, which should be distributed throughout the development. Structures with the same elevation and the same color pallet may not be located next to one another.
6. For developments with more than five structures, a minimum of three different front and rear building elevations and three color pallets are required, which should be distributed throughout the development. Where ever possible, locating structure with the same front and rear elevation next to one another should be avoided regardless of difference of color pallets. Structure with the same front elevation and the same color pallet may not be located next to one another.
7. All units shall be accessed directly from the exterior of the structure. Internal hallways serving multiple units are prohibited although shared porches between two units are permitted.
8. At least one unit in each structure shall have its main entry located on the front elevation, with a walkway leading to it from either the driveway or, preferably, from the sidewalk/street.
9. Entries for different units may be paired, with 20 feet provided between pairs or between pairs and single entries. There is no minimum separation between entries to the same unit.
10. Each building elevation shall have a minimum of two windows and/or doors.
11. The floor area of the units within a structure may not vary by more than 50%.
12. Exterior stairways to the second floor are prohibited on the front and side elevations.
13. Each building elevation shall have a minimum of two windows and/or doors.
d. Garages and Driveways
:
1. Each unit shall have an attached or detached garage suitable for at least one car.
2. Where alleys are present or can be extended driveways, parking areas and garages are prohibited in the front.
3. Regardless of location, garages serving one or more units may not exceed a width of 45 feet and shall have at least one wall break and one roof break for every 24 feet of width.
4. Where permitted in the front, the face of the garage shall not project beyond the main portion of the front wall of the structure and shall be five feet behind the furthest front projecting portion of the structure (e.g. front porch, bay window, etc.).
5. Driveways in the front shall be at least 5 feet from properties not in the development.
6. For each unit, garages wider than 24 feet or with more than two overhead doors are prohibited.
7. All surface parking (other than driveways leading to private garages) shall have the same minimum front setback as the garage.
(e) MULTIPLEX DEVELOPMENT
. A Multiplex structure may take several forms including attached town houses, tri-plexes, quad-plexes, or flats with units located on different levels. Regardless of configuration, each structure contains a maximum of four units and is on a separate platted lot or a condominium and all units have separate exterior entrances. For purposes of this section, the term “structure” applies to the entire structure housing the units. The term “unit” applies to individual dwelling units located within a “structure.” The term “development” applies to the land area and all of the structures that are constructed as part of the same infill project.
(1) All Developments with Multiplex Structures
. The following regulations apply to all Multiplex developments:
a. Eligible Developable Parcels
. Parcels eligible to apply for Multiplex development include those with:
1. A minimum area of 20,000 sq. ft.; or
2. Three or more residential units, or
3. An existing non-residential use or, if vacant, where the last use was not residential
b. Lot Dimensions and Setbacks
:
1. Min. Lot Area: 4,500 per unit
2. Min. Lot Width: 30 feet
3. Min. Front Setback – Front Wall Line and Garage: 20 feet
4. Min. Front Setback – Front Entry: 15 feet for a covered or enclosed front entry of no more than 60 sq. ft. of floor area and no more than 15 feet in height.
5. Min. Corner Lot Side Street Setback: 15 feet
6. Min. Side Setback: 10 feet adjacent to property not in the development, 5 feet adjacent to property within the development.
7. Min. Rear Setback: 30 feet adjacent to property not in the development or an alley, 20 feet adjacent to property within the development.
8. Min. Building Separation: 10 feet
c . Structure Design
:
1. Front building elevations shall not exceed 120 feet in length and shall have a minimum of one wall break for every 30 feet.
2. All other building elevations shall not exceed 125 in length and shall a minimum of one wall break for every 50 feet.
3. Exterior wall and roof materials shall be the same or similar to the predominate materials of existing single family homes located within one block on the same street.
4. Roof design shall be consistent with the predominate design of existing single family homes located within one block on the same street.
5. For developments with three to five structures, a minimum of two different front and rear building elevations and two color pallets is required, which should be distributed throughout the development. Structures with the same elevation and the same color pallet may not be located next to one another.
6. For developments with more than five structures, a minimum of three different front and rear building elevations and three color pallets is required, which should be distributed throughout the development. Structures with the same elevation and the same color pallet may not be located next to one another. Wherever possible, locating structures with the same elevation next to one another should be avoided, regardless of differences in color pallets.
7. All units shall be directly accessed from the exterior of the structure. Internal hallways serving Multiplex units are prohibited, although shared porches between two units are permitted.
8. At least one unit in each structure shall have its main entry located on the front elevation, with a walkway leading to it from either the driveway or, preferably, from the sidewalk/street.
9. Entries for different units may be paired, with 20 feet provided between pairs or between pairs and single entries. There is no minimum separation between entries to the same unit.
10. Each building elevation shall have a minimum of two windows and/or doors.
11. The floor area of the units within a structure may not vary by more than 50%.
12. Structures with units on different levels shall have elevation designs that suggest the first and second floors are part of the same unit.
13. Exterior stairways to the second floor are prohibited on the front and side elevations.
d. Garages and Driveways
:
1. Each unit shall have an attached or detached garage suitable for at least one car.
2. Where alleys are present or can be extended, driveways, parking areas and garages are prohibited in the front.
3. Regardless of location, garages serving one or more units may not exceed a width of 45 feet and shall have at least one wall break and one roof break for every 24 feet of width
4. Where permitted in the front, the face of the garage shall not project beyond main portion of the front wall of the structure and shall be five behind the furthest front projecting portion of the structure (e.g. front porch, bay window, etc.).
5. Driveways in the front shall be at least 5 feet from properties not in the development.
6. All surface parking (other than driveways leading to private garages) shall have the same minimum front setback as the garage.
7. All surface parking (other than driveways leading to private garages) that are adjacent to property not in the development shall provide a landscape bufferyard.