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Commission backs Highland Ridge replat and townhouse site plan with conditions on landscaping and hydrant verification
Summary
The planning commission recommended approval of case 25-026 (replat) and case 25-029 (site development plan) for a townhouse development in Highland Ridge; staff recommended conditions on tree caliper/species and verification of fire hydrant locations before council review.
The Bettendorf City Planning and Zoning Commission on July 16 recommended approval of two related cases — 25-026 (a replat) and 25-029 (a site development plan) — covering portions of Highland Ridge Fourth Edition and adjacent plats, to allow construction of townhouse units and related site work.
Planning staff member Greg summarized the combined request, saying the proposal consolidates lots (lots 2 through 39 and outlots A and B from earlier editions) and creates a mix of C-2 (Community Commercial) and R-3 (Mixed Residential) zoned townhouse lots. The development as presented adds three townhouse units compared with prior plats and provides footprint options for two designs: a split-level (described as having a garden/daylight effect) and a two-story walkout. Greg said stormwater detention is located in Outlot A and that utilities will be provided from Rainforest Drive and Crescent Moon Court. "All hydrant locations shall be verified prior to city council consideration of this site development plan," Greg said, and staff requested additional detail on tree species and caliper sizes to meet the required tree-factor.
Commission discussion focused on parking capacity, curbside parking restrictions at cul-de-sacs and Rainforest Drive, and snow-removal logistics for the public streets. A commissioner asked whether driveways could accommodate additional cars beyond the required two-car garages; staff answered that some driveways would accommodate one additional vehicle and others up to two, and that curbside parking would be allowed except in cul-de-sac bulbs. Staff also said the city plows and pushes snow from public streets and developers must ensure adequate private property space for pushed snow.
Commissioners noted a large utility easement and a 75-foot gas main corridor in Outlot B that limits landscaping; staff said the applicant and the city’s landscaping consultant will adjust placement to meet tree-factor requirements at the building-final stage. The developer indicated the units are intended to be owner-occupied, though the city has no control over future tenure.
A motion to recommend approval of case 25-026, subject to staff recommendations, passed by voice vote, followed by a separate motion recommending approval of case 25-029, also subject to staff recommendations. Both actions were recommended to the Bettendorf City Council for final consideration.
