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Plan and Zone Commission recommends rezoning 438 16th Street from R-2 to C-2
Summary
Bettendorf's Plan and Zone Commission voted to recommend approval of Case 24-072, a request to rezone 438 16th Street from R-2 (single-family) to C-2 (community commercial) to allow general office use; staff recommended approval subject to conditions including dust-free surfacing for any additional parking.
The Bettendorf Plan and Zone Commission on Wednesday recommended approval of a rezoning request for 438 16th Street, changing the zoning from R-2 (single-family residence) to C-2 (community commercial) to allow general office uses.
City staff presented Case 24-072 and said the 0.517-acre parcel at the intersection of 16th Street and Brown Street was formerly the Edison Academy and a post office and is currently designated mixed transitional in the comprehensive plan. Greg, a city staff member, told the commission the proposal would convert interior space to rental office uses totaling about 4,188 square feet and that the building would not be materially altered on the exterior other than conforming to the downtown overlay district for any changes and signage.
The staff report said the parcel meets lot-size and width requirements for the requested C-2 zoning and that office uses are permitted in the district. Staff said required parking for the proposed use is 17 spaces and the project intends to provide 30 spaces, including two ADA stalls; staff also noted additional parking could be provided on private lots south of the alley but must be a dry, dustless surface if added. The report cited specific zoning ordinance provisions and the comprehensive plan goals — including an economic development goal to attract and retain businesses — as supporting the rezoning request.
Mark, a city staff member, added that the area is transitioning downtown and pointed to nearby redevelopment and a nearby Lord's school and church site under construction as context for increasing commercial and multifamily activity in the area.
A public hearing was opened; one resident, Mona Piper of 1509 Brown Street, spoke and asked where her house fell on the zoning map and what mixed transitional meant for future uses. City staff explained that mixed transitional in the land-use plan anticipates a mix of commercial and certain multifamily housing and that the cases before the commission are planning-level designations that depend on private redevelopment activity to occur.
After discussion and no further public comment, a motion to approve Case 24-072 "subject to the staff recommendations" was made and seconded. The roll call vote recorded yes votes from Commissioners Gibson, Kaffler, Armsby, Satterfield, Stoltenberg and Wendland. The commission's action is a recommendation; any final change in zoning would be made by the City Council.
The staff recommendation noted conditions that would apply if the rezoning is built out, including that any additional parking on lots south of the alley be surfaced with a dry, dustless material. Staff also said building permits and future tenant uses will be reviewed to confirm parking requirements per use type (for example, medical office vs. general office).
