[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6470105,"mediaKeyId","5780077-ba2d590a64f9cf78a13d29204a31aad7","parentId",5780077,"title","Commission begins overhaul of parking and landscaping chapters of zoning code","audioSeconds",2582,"startMs",1378000,"endMs",3960000,"viewUrl","/Search/View?dp=1&key=5780077-ba2d590a64f9cf78a13d29204a31aad7&start=1378&end=3960","thumbnailUrl","https://assets.pipeline.soar.com/5780077-ba2d590a64f9cf78a13d29204a31aad7/thumbnail_1378000.jpg","articleUrl","/articles/6470105/Bettendorf-City/Scott-County/Iowa/Commission-begins-overhaul-of-parking-and-landscaping-chapters-of-zoning-code","mediaUrl","https://secure.pipeline.soar.com/6470105-f773e469a3e9902ce664ac43f5584f61/orig.mp4?Expires=1771156063&Signature=UnceDRD77nLs7lgSGpHlL6lrYsDlb0tSVIC1vOV8Yi-ojCThTqON-UIxd7sNAGCFTVkK8mdrEHAilsHuqkk214NJMN1NuYnzvQf0nnTauFC4Erb3tiPYVsBBALPnNi9U94M~6Dvf8QLk2a4ONKpBHU~h~qAoZC0jo64dxY3XfsLKsf7WloL3QVxr2gEWWpUAvKuyeGwRJFEf3UmOiUX-EDrliKgishgWv2AGEr5JajhzJBYga2LS1pv9UXOvt6IVe3D8GcAZfMZiDBR1CQNdspORpXSoDkl~IzMZk-Za~0eIoDNS-2iljgq1~9ZkjlTlzBhReF91liPL0h18~doydQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Bettendorf","date","2025-09-18T11:42:58Z","article","Commissioners and city staff undertook an extended discussion of proposed updates to Bettendorf’s off-street parking and landscaping regulations, focusing on how the city measures parking demand, whether to adopt or reference the Statewide Urban Design and Specifications (SUDAS) manual, and how to handle shared parking and special-location analyses.

Staff told the commission that many of the city’s parking-use categories and required parking ratios trace to guidance used since about 1965 and that inconsistencies in how uses are defined (for example, “medical office” versus specific medical subtypes) make consistent application difficult. Staff said some parking standards rely on different measurement bases—gross floor area, net customer area, number of dwelling units or employee counts—and that relying on employee counts is often unreliable.

Staff presented options: adopt selected sections of SUDAS with local amendments; reference SUDAS as a baseline while writing local exceptions; or create a hybrid code that uses building-occupancy standards, shared-parking matrices and data-driven special-location plans for unique uses. Staff noted that SUDAS and national guidance from the Urban Land Institute and the National Parking Association are commonly referenced in local codes but may require local tailoring.

Commissioners raised these specific concerns and concepts:

- Parking counts: Several commissioners said some retail sites appear overparked (large parking lots that sit mostly empty) while restaurants and bars tend to be under-parked; commissioners asked staff for data-driven counts from representative sites. Staff said they are preparing a parking inventory and can run analyses using aerial imagery and on-site counts.

- Measurement basis: Commissioners asked whether occupancy calculations (building code occupancy) or other objective metrics could underlie parking requirements. Staff and commissioners noted occupancy-based approaches can help but do not map cleanly to every use (for example, elementary schools vs. bars). Staff suggested hybrid approaches—for some uses base requirements on occupancy; for others use shared parking matrices or trip/employee measurements.

- Shared parking and special-location plans: Staff recommended updating the code to allow site-specific shared-parking analyses (sometimes called a special-location plan) to be considered in site-plan review rather than routing every study to the board of adjustment. The commission generally supported using shared-use matrices for mixed-use developments.

- Dimension standards and design: Commissioners discussed parking-space widths and drive-aisle standards. One commissioner proposed amending the proposed SUDAS standard for moderate/high turnover spaces to 9 feet; staff noted SUDAS and other sources provide different default dimensions and that the commission can adopt local amendments.

- Overparking and opportunity cost: Staff and commissioners discussed the long-term land use cost of large surface parking lots and considered requiring structured parking or stronger landscaping/amenity offsets where applicants provide parking well in excess of minimums.

Staff also described a handful of recent local cases that illustrate the trade-offs, including large sport/entertainment facilities (BetPlex) and new office headquarters that phased employee counts. Staff said the city already has an exception process but recommended moving much of that site-specific analysis to planning staff and the planning commission to streamline reviews.

Next steps: Staff will return with a parking inventory, draft code language, and examples of shared-parking matrices. The commission scheduled continued discussion of parking and landscaping at a future meeting, and staff said engineering and planning will coordinate on proposed specifications, references to SUDAS, and recommended amendments.","mediaType","Video","parentTitle","September 17, 2025 Planning and Zoning Commission Meeting","oneSentenceSummary","Bettendorf staff and commissioners discussed modernizing parking-use definitions, measurement methods and the potential use of SUDAS and other standards to update the city’s parking and landscaping requirements. Staff will return with data and draft code language.","taxTitle","Bettendorf City, Scott County, Iowa","taxId",51972,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6470111,"Plan and Zone Commission recommends rezoning for Teske’s site at 2395 Spruce Hills Drive",1194,82000,1276000,"/Search/View?dp=1&key=5780077-ba2d590a64f9cf78a13d29204a31aad7&start=82&end=1276","https://assets.pipeline.soar.com/5780077-ba2d590a64f9cf78a13d29204a31aad7/thumbnail_82000.jpg","/articles/6470111/Bettendorf-City/Scott-County/Iowa/Plan-and-Zone-Commission-recommends-rezoning-for-Teskes-site-at-2395-Spruce-Hills-Drive","https://secure.pipeline.soar.com/6470111-5cf72927225ae27870c5fe18cf28e64b/orig.mp4?Expires=1771156063&Signature=e3VYzKteUWW6enNejlF6e~7s8aXQfA0LYbDYe96A0cBRQLIgXuTCT4DHMkw596fjsXP3xuchqVHf1HBBkJ9cF2WmVrll3-11FuOfb4n-4phDJHqr8bR36UjH-KbThqLLygTP821VIzxOfMVdjy1j6kMe~HACwNrJ8kLO~i8-cp04qyM2LdWYKdFVxZu1obPF0IjyBZ9urQtqD2VnA9vbfrmaktW0Fk~40DaLeHGX1kDltVCgYxSqjtNUvgXr6bpRn3HapzRzxd7vJq9mApyUzxJb5h-oKzDPJ7RaiuepQipp4hxKwJRMeT5dLzEealDy6akqIw~cHQjeIKk4nnWrIw__&Key-Pair-Id=KUT5TJCACFTXG","The Bettendorf Plan and Zone Commission voted to recommend rezoning 2395 Spruce Hills Drive from C-1 (neighborhood commercial) to C-2 (community commercial), a change the property owner said would allow replacement of an aging building with a mixed-use project.

Kamal Hussain, owner of Teske’s Pet and Garden Shop, told the commission the existing building has structural and electrical problems and “we want to build a new building and then demolish the existing one.” He said the project would benefit both his business and the city and noted the site’s adjacency to a school.

Staff presented the rezoning as a request to “right-zone” a use that is currently nonconforming in a C-1 district and said the proposed C-2 designation is consistent with the city’s future land-use map. The materials provided by the applicant showed three conceptual designs with first-floor commercial space and second- and third-floor residential uses that would total roughly 16 to 18 dwelling units. Unit sizes in the concepts ranged from about 600 square feet (one-bedroom) to about 900 square feet (two-bedroom).

Why it matters: Rezoning to C-2 would allow the owner to pursue mixed-use options that are not permitted in C-1 and would bring the property into conformance with the comprehensive plan; any actual redevelopment remains subject to a future site-plan review, building permits and engineering approvals.

Commission discussion focused on vehicle access, parking counts, traffic safety at the curved roadway near the site, and stormwater management. Commissioners and staff repeatedly said those issues would be resolved at site-plan stage. A staff member said a full parking analysis has not been completed and that detailed review—traffic studies, stormwater calculations and site circulation—would occur during the site development review. Staff also estimated the rezoning process typically takes several months and noted additional community-review steps remain.

Several commissioners flagged specific practical concerns: the potential loss of outdoor garden-sales space if the center reorients toward a smaller footprint for plant sales; spring-season merchandising that can temporarily occupy parking spaces; the constrained lot geometry and the significant grade drop to adjacent properties; and safety questions tied to customer circulation where the site's driveway meets the curved road. Commissioners urged the applicant and staff to include those concerns in any future site-plan submission.

A motion to recommend approval of case 25-045 (rezoning of 2395 Spruce Hills Drive) was made by Anne and seconded by Scott. Roll-call voting recorded the following affirmative votes: Kepler; Ormsby; Satterfield; Scathe; Stoltenberg; Wendland. The commission’s recommendation will be forwarded to the city council for final action; the commission’s approval does not itself authorize construction.

Other business: The commission approved minutes from the Aug. 20, 2025 meeting. Case 25-042 was deferred to the next meeting. The commission also continued a separate agenda item on proposed updates to the parking and landscaping chapters of the zoning ordinance and asked staff to return with additional analysis.

Next steps: If the property owner pursues redevelopment, the applicant will submit a site development plan that must address parking, traffic, stormwater, building design and other technical requirements; the commission and city staff said they will require those studies before issuing final approvals.","The Bettendorf Plan and Zone Commission voted unanimously to recommend rezoning 2395 Spruce Hills Drive from C-1 to C-2, clearing the way for a possible mixed-use redevelopment by the owner of Teske’s Pet and Garden Shop. Commissioners emphasized that detailed site-plan review will address parking, traffic and stormwater.","actionData","errors"]

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Commission begins overhaul of parking and landscaping chapters of zoning code

Plan and Zone Commission recommends rezoning for Teske’s site at 2395 Spruce Hills Drive