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Plan & Zone Commission backs Duck Creek Falls apartments amid traffic and creek runoff concerns
Summary
The Bettendorf Plan & Zone Commission recommended approval of a 168‑unit Duck Creek Falls apartment development (final plat and site plan) after staff said the project met zoning and stormwater rules. Neighbors urged traffic mitigation and expressed concern about runoff into Duck Creek.
The Bettendorf Plan and Zone Commission on July 15 recommended approval of both the final plat (Case 26‑035) and the site development plan (Case 26‑036) for Duck Creek Falls, a proposed 168‑unit, four‑building apartment development at 4422 State Street.
Staff told the commission the 10.3‑acre project by Duck Creek Falls LLC (applicant: David Kempen) would include three 48‑unit buildings and one 24‑unit building, provide the required 294 parking spaces, maintain a 100‑foot vegetated stream buffer along Duck Creek and include a 10‑foot trail connection to the Duck Creek trail network. Staff said where surface rain gardens are not feasible the plan uses mechanical treatment (interceptor manholes) and that engineers supplied detention and water‑quality calculations that meet city requirements.
"The West two buildings will be the first phase, with construction starting this fall," James Tinkade, the civil engineer who prepared the drawings, told the commission. Staff also noted a condition that final plat approval for portions bordering the City of Riverdale must be coordinated with that city before building permits are issued.
Neighbors voiced safety, traffic and environmental concerns during public comment. "So you're gonna have people coming out of that parking lot... approximately 300 cars," said Michael Massey, a nearby resident, urging the commission to consider speed and pedestrian safety on Windrick Road and the park access used by residents. Staff and the developer responded that a traffic impact study is required by the Iowa Department of Transportation and must be submitted to the DOT for review. Staff also said the city's standards require design of outfalls to reduce erosion where stormwater discharges to Duck Creek.
Commissioners asked technical questions about retaining walls, parking and detention. A developer representative confirmed a proposed retaining wall on the west side and said biocell calculations would be updated as part of final engineering. Staff reiterated that stormwater components must meet city standards and that the stream buffer and vegetated areas will remain undeveloped.
The commission voted to recommend approval of the final plat and the site development plan after discussion and public comment. The project will move to the permitting stage and, where relevant, to review by the Iowa DOT for traffic impacts and to Riverdale for its border review.
Next steps: the approval recommendation advances through any administrative permit reviews and the developer must submit engineering documents and required agency reviews before the city issues building permits.
