Plan and Zone Commission approves four‑lot Glen Grove commercial development at Forest Grove and Devil’s Glen

The Bettendorf Plan and Zone Commission on Jan. 15 voted to approve case 25002 (final plat) and case 25003 (site development plan) for a four‑lot commercial project at the southwest corner of Forest Grove Drive and Devil’s Glen Road.

Taylor, city planning staff, told the commission the final plat creates four interior commercial lots with shared parking and cross‑parking easements, and that all curb cuts will be located on Rainforest Drive rather than Forest Grove Drive or Devil’s Glen Road. The site plan shows four buildings (three smaller buildings on the north side and a larger two‑story mixed‑use building on the south lot), a central east–west trail, sidewalks connecting to Forest Grove Drive and Devil’s Glen Road, enhanced landscaping and three enclosed dumpster locations. Staff said the site provides 292 parking spaces, 52 more than required, and that stormwater will be handled by an off‑site system serving the larger Highland Grove area.

The plan includes drive‑through lanes on three of the northern buildings and provisions for a future drive‑through tenant on the one‑story mixed‑use building. Staff said vehicle stacking and off‑street parking exceed code minimums, turn radii meet engineering requirements and the landscape plan meets the city’s high tree‑planting standard. Monument signs at the development corners are shown on the site plan and conform to the sign code, staff said.

Commissioners asked about patios, outdoor alcohol service and possible outdoor music. Taylor and Mark, city staff, explained that outdoor alcohol service or an outdoor venue would require a special‑use permit before the Board of Adjustment; noise, lighting and hours for any such use would be evaluated at that time. Commissioners also questioned locating a picnic area adjacent to two central dumpsters; staff said the dumpsters meet screening and access requirements and could be relocated by the developer if necessary to accommodate truck access and reduce impacts.

During public comment, resident Jared Stein said the property had been raised, that the two‑story building will sit on higher ground and that he is concerned about pedestrian access from nearby neighborhoods, the absence of dedicated turn lanes into the new Rainforest Drive, the number of proposed drive‑throughs, potential dumpster overflow into a downstream pond, parking‑lot light glare into adjacent homes and increased noise because trees were removed. Don Lauer, a resident of Copper Ridge, asked when Devil’s Glen would be widened; staff and the city engineer said a widening and new signal work are scheduled for 2025 and will create better gaps and coordinated signals to improve traffic flow.

Developer Steve Gaethman, managing partner for the GRT Group, said he sited drive‑throughs so stacking would remain on private property rather than the public right of way, placed dumpsters to avoid pushing trash areas adjacent to neighborhoods, plans to screen and landscape along neighborhood edges and provided a wide central sidewalk to encourage pedestrian access. He said utilities and screening will meet city standards.

After discussion, commissioners moved and seconded approval of the final plat (25002) and the site plan (25003) per staff recommendation; the motions carried. No conditions beyond standard permitting, screening and required Board of Adjustment approvals for any future outdoor alcohol service were specified in the staff recommendation.

The commission also discussed minor on‑site changes and property maintenance: staff reiterated that dumpsters must be screened and accessible for collection trucks and that minor relocations could be handled in the site‑plan approval process or by staff where code allows. The applicant will proceed to required permitting steps and any tenant‑specific issues (for example, outdoor alcohol service) will require separate approvals.

Commissioners and staff noted that future on‑site lighting, tenant uses and any outdoor activities will be evaluated at the time tenant applications or special uses are submitted, and that some impacts (noise, lighting) may be mitigated through screening, conditions in special‑use permits or site design changes.

The commission approved both cases during the Jan. 15 meeting; construction timing was not specified in the presentation.