PID Purpose and Process
Master Plan and Institutional Questions
Questions Concerning the Western Boarder
"PID" Planned Institutional District
PID is a new zoning classification established by the City of Davenport (Ordinance No. 2011-243). It applies to all existing and proposed educational and medical campuses in excess of forty acres. Such campuses are required to apply immediately in the event of proposed development of more than five thousand square feet of impervious area; otherwise, by June 2016.
The University Zone
The University Zone is a designation created by the City of Davenport. Borders include 16th Street, south; Columbia Ave., north; Filmore Street, west; and Pershing Ave., east. Within the University Zone tenants of private off-campus housing are held to stricter standards for tenant registration, and up to five non-related persons are permitted in a rental property as long as there are 1:1 off-street parking spots. Another ordinance prohibits anyone in the University Zone from hosting "a disorderly premises or nuisance gathering" that garners police complaints.
St. Ambrose Neighborhood Communication Mailing Area
St. Ambrose's mailing list includes households within the borders of 16th Street (and part of Kirkwood Blvd.), south; 35th Street, north; Marquette Street, west; and Brady Street, east. The list with approximately 1,700 household addresses is provided by the City of Davenport.
Neighborhood Relations Council (NRC)
The NRC is comprised of neighbors, City resource staff and university personnel. Formed in September 2008, its mission is to build positive relationships among the City of Davenport, St. Ambrose University, and the neighbors directly surrounding the main campus. The NRC meets monthly and assists with the bi-annual Neighborhood Update meetings.
Frequently Asked Questions
PID Purpose and Process
Why was the main campus rezoned?
In June 2011, the City of Davenport adopted a new Planned Institutional District or "PID" zoning classification, intended for all major educational and medical campuses of 40 acres or more. Existing and proposed campus uses are required to obtain the planned institutional district within five years.
What is the intent of the new Planned Institutional District?
The Planned Institutional District is intended to foster a comprehensive approach to development by encouraging the adoption of a land use plan rather than the current practice, which relies on a piecemeal review of individual development proposals through the special use permit process. The district is also intended to:
• Further the policies of the Comprehensive Plan;
• Encourage the preparation of a land use plan that enables the community to understand the levels of development being proposed, their likely impacts and appropriate mitigation measures;
• Permit appropriate institutional growth within boundaries of the campus while minimizing the adverse impacts associated with development and geographic expansion;
• Balance the ability of major institutions to grow and adapt to changing needs while protecting the livability and vitality of adjacent areas.
Since specific building design is not required in the PID application, will there be any oversight or public input post-PID approval, regarding the design of perimeter buildings?
Even after PID approval, all buildings and parking lots require City administrative approval by the Community and Economic Development department. Per the City's process, there is no further direct public input. If St. Ambrose wants to increase the size of a facility or parking lot by more than 10 percent from the original approved plan, then the university will have to present a new PID application and the entire review process will start over again.
Does St. Ambrose have to build what is included in the master plan?
No. St. Ambrose does not have to build all structures indicated on the master plan. The university cannot, however, build any additional structures that do not appear on the approved plan. If additional structures are desired, the university will have to present a new PID application and the entire review process will start over again.
What master plan changes are allowable?
Within the PID zone area, St. Ambrose cannot build any facilities or parking lots not shown on the master plan. If St. Ambrose wants to increase a facility or parking lot by more than 10 percent in size from the original plan, the university will have to present a new PID application and the entire review process will start over again.
Will those private individuals who own property in the PID see their property tax assessments change?
Not as a result of the PID process. Taxes might increase or decrease due to other factors, but zoning does not impact assessment. Please contact the City Assessor at 563/326-8659 for specific information.
Will those private individuals who own property within the PID see their land use rights change?
No. For those residential properties located within the footprint of the rezoned area that are not owned by the university (located in the blocks bounded by Gaines, Brown, W. Locust and W. Lombard Streets), the rezoning from "R-4" to "PID" did not remove any existing zoning and land use rights.
What happens as St. Ambrose acquires any of the 11 privately owned properties within the plan area? Can they/will they knock down the homes? Which ones? Can they/will they put students in the homes? Which ones?
If all properties are acquired in a space where a new parking lot, building or parking structure is indicated, construction can begin at that time, pending administrative approval by the City of Davenport. A single acquired property can be utilized for green space, student housing or other such university needs.
What happens if St. Ambrose is unable to secure the private properties? How will parking be provided? Are there subsequent adjustments accounted for in the PID master plan in order to provide adequate parking?
If private properties necessary for parking cannot be secured, the university will have to adjust its plans. If a new master plan has to be created as a consequence, then the entire review process will start over again.
On the St. Ambrose master plan map I've noticed some (red) dotted rectangular areas west of Gaines. What is going in there? Can St. Ambrose put something in those areas within the 10 years?
The dotted areas west of Gaines were drawn in to indicate potential academic buildings that might be developed at some future date (likely more than 10 years from now). Because no specific buildings or parking lots are designated for those dotted areas in this plan, nothing can or will be built there as a result of the PID zoning. In order to develop those areas at some future date, the university will need to submit a new application to the City Plan and Zoning Commission.
Can't St. Ambrose use the power of eminent domain to take those private properties?
No, the university has no legal authority to acquire property from an owner who is unwilling to sell.
Why wasn't the St. Vincent's property included in this zoning petition?
The City of Davenport required a separate rezoning petition for the St. Vincent's property because it is physically separated from main campus by a distance of several blocks and exceeds 40 acres. In addition, the property is intended for a significantly different use than main campus. Because a distinct Legal Description is required for all rezoning petitions, that property will be included in a separate rezoning petition at some point in the future.
Can a new plan be submitted during the ten-year period? Does that generate a new "start date"?
Yes. If the university wants to change the master plan or increase facility or parking lot size by more than 10 percent, the university will have to present a new PID application and the entire review process will start over again. If approved, the new plan will generate a new start date.
Master Plan and Institutional Questions
What about landscaping on the north side of the proposed parking ramp, where the tallest face of that structure will be visible?
Landscaping will be planted to help screen the north side of the structure. A rendering is available for review.
What will the PE Center addition look like, as viewed from Lombard?
The PE Center addition's architecture will be consistent with other buildings on campus. A rendering is available for review. Landscaping around the structure will be consistent with the university's other campus green spaces.
Doesn't St. Ambrose plan to grow its enrollment?
Yes, but the growth in traditional-age, residential students will be a very modest portion of that growth. Since 2007, total full-time enrollment has actually decreased 2.7 percent. The 10-year plan projects:
Undergraduate - Target growth from 2,575 to 2,750 students, a 6.8% increase
The increase in traditional age, residential students is projected to be 17-18 students per year and will come primarily from increased retention of students.
Graduate - Target growth from 850 to 1,000 students, a 17.65% increase
Currently, only 29% of graduate students are full-time and the majority are enrolled in health science programs, taking classes at the Center for Health Sciences Education at Genesis. Typically, the remainder are working adults who take classes at night.
Adult - Target growth from 250 to 500 students, a 50% increase
Adult students currently take evening classes at our 54th Street location, and rarely visit the main campus. In the event that they do visit main campus, those visits will take place at night when classroom and parking demand is low.
How many new beds will be provided to students in the master plan? How will this affect the number of students living off-campus?
The university has responded to neighbor requests to provide more housing on campus. When North Hall is completed in Fall 2012, total capacity will be approximately 1,750 beds, increasing the percentage of full-time, traditional undergraduate students living on campus. Additional residence halls noted in the master plan for the interior of main campus will provide 300 additional beds.
Each year St. Ambrose has to turn away students who wish to live on campus. When additional residence halls are completed as part of the master plan, the university projects fewer traditional-age, undergraduate students will live off-campus than currently do.
How many new parking spaces will be created? Are those simply to accommodate growth in enrollment?
St. Ambrose has also responded to neighbor requests to provide more parking on campus. The university currently provides 1,733 main campus parking spaces. This does not include parking spaces at the Center for Health Sciences Education at Genesis, the Pleasant Street Center for Communication and Social Development, or the 54th Street facility. New parking lots identified in the main campus master plan will provide about 400 additional spaces.
Questions Concerning the Western Boarder
Why weren't the 11 properties owned by St. Ambrose west of Brown Street included in the PID boundary?
The university's long-range (ten-year) planning does not indicate any development on properties owned west of Brown. Any changes to adjacent properties outside the PID zone will have to go first to the City and then as part of a new PID application.
What is St. Ambrose's intentions regarding those properties?
St. Ambrose's long-range (ten-year) planning does not indicate any development on properties owned west of Brown. Established priorities over the next ten years include a parking deck and parking lots, two interior campus residence halls, the renovation of Ambrose and LeClaire Halls, and renovations and additions to the Galvin Fine Arts and P.E. Centers. The additional parking and residence halls come as a direct result of feedback and priorities established by neighbors. The campus master plan included in the PID application is a very ambitious undertaking, with an estimated price tag of $80-100 million.
What happens if St. Ambrose wants to knock down one or several of those houses? Can they do that? Can they use the land for a parking lot, residence hall or academic building?
St. Ambrose's long-range (ten-year) planning does not indicate any development on properties owned west of Brown. Any changes to adjacent properties outside the PID zone will have to go first to the City and then as part of a new PID application.
Doesn't the university have to include all contiguous property?
No, the university defined the property included in the PID application and was not required to include all owned property. St. Ambrose's long-range (ten-year) planning does not indicate any development on properties owned west of Brown.
Who can I contact with questions?
City of Davenport
Mike Schwarz, AICP, Planner III
Phone: 563/328-6725, Email: firstname.lastname@example.org
St. Ambrose University
Mike Poster, Vice President for Finance
Tim Phillips, Associate Vice President and Dean of Students
Associate Vice President and Dean of Students