Plan and Zoning Commission — Davenport, IA
Date: 2026-02-17
Time: 17:00

PLAN AND ZONING COMMISSION MEETING

 CITY OF DAVENPORT, IOWA

 Tuesday, February 17, 2026; 5:00 PM

 City Hall | 226 West 4th Street | Council Chambers

I. Roll Call

II. Report of the City Council Activity

III. Secretary's Report

 1. Consideration of the February 3, 2026 meeting minutes.

IV. Report of the Comprehensive Plan Committee

V. Zoning Activity

 A. Old Business

 B. New Business

 1. Case ORD26-01: Request of Palmer College of Chiropractic to amend the Campus
 Land Use Plan, generally bounded by West 12th Street, Harrison Street, 6th Street,
 and Pershing Avenue. [Ward 3]

 2. Case REZ26-01: Request of Palmer College of Chiropractic to rezone 208 East 11th
 Street, 1111 Perry Street, 725 Perry Street, 727 Perry Street, 739 Perry Street, and
 822 Pershing Avenue from R-MF Multi-Family Residential District and R-4C Single-
 Family and Two-Family Central Residential District to IC Institutional Campus District.
 [Ward 3]

VI. Subdivision Activity

 A. Old Business

 B. New Business

 1. Case ROW26-01: Request of Palmer College of Chiropractic to vacate Palmer Drive,
 between Brady Street and Perry Street, and the southern 60 feet of the 20-foot-wide
 alley right-of-way located in Outlot 20 of LeClaire’s 2nd Addition. [Ward 3]

 2. Case ROW26-02: Request of Palmer College of Chiropractic to vacate East 10th
 Street, between Perry Street and Pershing Avenue, and the adjacent public alley
 rights-of-way located north and south of East 10th Street in Outlots 30 and 31 of
 LeClaire’s 2nd Addition. [Ward 3]
 3. Case F26-01: Request of Blowing Up LLC for a Final Plat of Knight Nation
 Addition. The 2-lot subdivision is located at 743 Schmidt Road, on 4.715 acres.
 [Ward 3]

VII. Future Business

VIII. Communications

IX. Other Business

X. Adjourn

PLAN AND ZONING COMMISSION MEETING

 CITY OF DAVENPORT, IOWA

 Tuesday, February 17, 2026; 5:00 PM

 City Hall | 226 West 4th Street | Council Chambers

I. Roll Call

II. Report of the City Council Activity

III. Secretary's Report

 1. Consideration of the February 3, 2026 meeting minutes.

IV. Report of the Comprehensive Plan Committee

V. Zoning Activity

 A. Old Business

 B. New Business

 1. Case ORD26-01: Request of Palmer College of Chiropractic to amend the Campus
 Land Use Plan, generally bounded by West 12th Street, Harrison Street, 6th Street,
 and Pershing Avenue. [Ward 3]

 2. Case REZ26-01: Request of Palmer College of Chiropractic to rezone 208 East 11th
 Street, 1111 Perry Street, 725 Perry Street, 727 Perry Street, 739 Perry Street, and
 822 Pershing Avenue from R-MF Multi-Family Residential District and R-4C Single-
 Family and Two-Family Central Residential District to IC Institutional Campus District.
 [Ward 3]

VI. Subdivision Activity

 A. Old Business

 B. New Business

 1. Case ROW26-01: Request of Palmer College of Chiropractic to vacate Palmer Drive,
 between Brady Street and Perry Street, and the southern 60 feet of the 20-foot-wide
 alley right-of-way located in Outlot 20 of LeClaire’s 2nd Addition. [Ward 3]

 2. Case ROW26-02: Request of Palmer College of Chiropractic to vacate East 10th
 Street, between Perry Street and Pershing Avenue, and the adjacent public alley
 rights-of-way located north and south of East 10th Street in Outlots 30 and 31 of
 LeClaire’s 2nd Addition. [Ward 3]
 3. Case F26-01: Request of Blowing Up LLC for a Final Plat of Knight Nation
 Addition. The 2-lot subdivision is located at 743 Schmidt Road, on 4.715 acres.
 [Ward 3]

VII. Future Business

VIII. Communications

IX. Other Business

X. Adjourn
 City of Davenport

Department: Development & Neighborhood Services Action / Date
Contact Info: Matt Werderitch | 563-888-2221 2/17/2026

Subject:
Consideration of the February 3, 2026 meeting minutes.

Recommendation:
Approve the minutes.

Background:
The February 3, 2026 meeting minutes are attached.

Attachments:
1. Meeting Minutes 2-3-26
 MINUTES

 PLAN AND ZONING COMMISSION MEETING

 CITY OF DAVENPORT, IOWA

 Tuesday, February 3, 2026; 5:00 PM

 City Hall | 226 West 4th Street | Council Chambers
 COMBINED PUBLIC HEARING AND REGULAR MEETING AGENDAS

 PUBLIC HEARING AGENDA
I. Roll Call
 Present: Dunlop, Eikleberry, Hepner, Tallman, Inghram, Maness, Garrington, Schilling,
 Thomas, Schneider
 Excused: Johnson
 Staff: Berkley, Werderitch, Reu

II. New Business

 Chair Inghram presented the events for the Public Hearing. Stating that the Palmer
 Petitioner will present first and receive questions from the Committee. Staff will present and
 receive questions from the Committee. Then members of the public will be invited to speak
 to the Committee.
 Commissioner Maness declared that she owns property adjacent to Palmer’s IC zoned land
 and will consult with the City Attorney if there is a conflict of interest.

 1. Case ORD26-01: Request of Palmer College of Chiropractic to amend the Campus
 Land Use Plan, generally bounded by West 12th Street, Harrison Street, 6th Street,
 and Pershing Avenue. [Ward 3]

 2. Case REZ26-01: Request of Palmer College of Chiropractic to rezone 208 East 11th
 Street, 1111 Perry Street, 725 Perry Street, 727 Perry Street, 739 Perry Street, and
 822 Pershing Avenue from R-MF Multi-Family Residential District and R-4C Single-
 Family and Two-Family Central Residential District to IC Institutional Campus District.
 [Ward 3]

 3. Case ROW26-01: Request of Palmer College of Chiropractic to vacate Palmer Drive,
 between Brady Street and Perry Street, and the southern 60 feet of the 20-foot-wide
 alley right-of-way located in Outlot 20 of LeClaire’s 2nd Addition. [Ward 3]

 4. Case ROW26-02: Request of Palmer College of Chiropractic to vacate East 10th
 Street, between Perry Street and Pershing Avenue, and the adjacent public alley
 rights-of-way located north and south of East 10th Street in Outlots 30 and 31 of
 LeClaire’s 2nd Addition. [Ward 3]

 The Applicant presented context and an overview of each request and where in
 the Zoning process they are currently. Commissioner Schilling asked what
 questions or feedback from the public did Palmer receive at their Neighborhood
 meetings. Applicant states that at the second meeting, the public asked about
 timeline and voiced support for the project.
 Staff presented an overview of the IC zoning process, its purpose, details of
 each request, an overview of comments and attendance from the neighborhood
 meetings, and the written objection provided to Staff. Commissioner Schneider
 asked about tax ramifications from the changes presented. Staff Berkley stated
 no, properties to be rezoned are already owned by Palmer. Chairman Inghram
 invited the public to speak.

 Nicholas Huffmon, attorney and representative for Jana Saad Investments LLC
 at 1129 Brady St, wanted to supplement the written objection provided to Staff.
 His client’s objections are specific to ROW26-01 and ORD26-01. The client
 receives deliveries and loads customer vehicles in the alley subject to ROW26-
 01. The client is concerned about traffic and access to the alley at the back of
 his business. The client asserts that Palmer Dr is being used by the Public in an
 efficient manner.

 Alex Krist, civil engineer contracted by Palmer, stated that the proposed
 roundabout on Palmer Dr would be able to accommodate delivery vehicles and
 would mirror previous changes to 11th St. Palmer plans to widen the alleyway
 subject to ROW26-01 to 26 feet to facilitate two-way traffic with a 7-foot-wide
 sidewalk to direct pedestrian traffic.

 Chair Ingram encouraged the Attorney, Staff, and Alex to work together and
 exchange information presented today. Berkely stated that the Palmer Dr
 roundabout would have removable bollards that can also direct traffic elsewhere
 during periods of heavy traffic.

 REGULAR MEETING AGENDA



III. Roll Call
 Present: Dunlop, Eikleberry, Hepner, Tallman, Inghram, Maness, Garrington, Schilling,
 Thomas, Schneider
 Excused: Johnson
 Staff: Berkley, Werderitch, Reu

IV. Report of the City Council Activity

 Staff reports that F25-14 Gayman plat was approved at the previous council meet on
 January 28. ORD25-03 has been postponed for a Council work session to discuss wholesale
 in March. ORD25-01 has been postponed for West Davenport Land Use and Infrastructure
 study to address impacts of land use.

V. Secretary's Report

 1. Consideration of the November 4, 2025 meeting minutes.

 Motion by Hepner, seconded by Garrington, to approve November 4, 2025 meeting
 minutes. Motion to approve was unanimous by voice vote (9-0).

VI. Report of the Comprehensive Plan Committee

 Staff reports that the consultant for the West Davenport Land Use and Infrastructure study
 will visit around March 17th to present the project.
VII. Zoning Activity

 A. Old Business
 B. New Business

VIII. Subdivision Activity

 A. Old Business

 B. New Business

IX. Future Business

 Staff reports that a final plat is to be presented to the Commission at the next meeting.

 Commissioner Eikleberry asked if the Commission will vote on Palmer’s items all together
 or will the Commission vote on them individually. Berkely stated that the Commission will
 vote on them individually. Ingrahm clarified that tonight’s format was because all of
 Palmer’s items are interrelated and presented together.

X. Communications

XI. Other Business

XII. Adjourn

 Motion by Tallman, seconded by Dunlop, to adjourn the meeting. Motion to adjourn was
 unanimous by voice vote (9-0).

 The meeting was adjourned at 5:48 pm.
 City of Davenport

Department: Development & Neighborhood Services Action / Date
Contact Info: Matt Werderitch | 563-888-2221 2/17/2026

Subject:
Case ORD26-01: Request of Palmer College of Chiropractic to amend the Campus Land Use
Plan, generally bounded by West 12th Street, Harrison Street, 6th Street, and Pershing Avenue.
[Ward 3]

Recommendation:
Staff recommends Case ORD26-01 be forwarded to the City Council with a recommendation for
approval subject to the listed findings.

Findings:

 1. The land use plan is consistent with the Davenport +2035 Future Land Use Plan.
 2. The land use plan amendment is appropriate for an 'Educational Facility-University or
 College'.
 3. The proposed land use plan is generally consistent with the established institutional and
 residential character of the area.
 4. The land use plan is consistent with the principal uses permitted within the IC
 Institutional Campus District.
 5. The proposed zoning map amendment promotes the public health, safety, and welfare
 of the City.
 6. The proposed Campus Land Use Plan does not create any nonconformities.


Background:
Palmer College of Chiropractic is undergoing a comprehensive planning effort for their campus,
generally bounded by West 12th Street, Harrison Street, 6th Street, and Pershing Avenue. This
request amends the Campus Land Use Plan adopted in 2021, which focused on improvements
to the northeast corner of campus. This included the construction of VanDuyne Hall for student
housing, the outdoor turf recreational field, and the conversion of 11 Street into a pedestrian
corridor. Since these items have been implemented, the institution is identifying future projects
to be completed over the next ten years.

2026 Campus Master Plan Amendments:
The proposed updates include improvements to the main campus entrance off Brady Street,
plans for a new academic facility, enhancements to off-street parking lots, expanded green
space, and potential sites for future student housing. The plan also prioritizes improved traffic
safety, particularly along Perry Street. In addition, the amendment updates the Institutional
Campus District boundaries to reflect recent property acquisitions.

Collectively, the proposed changes are intended to enhance campus access, safety, and overall
functionality while supporting the institution’s long-term growth. Additional details are provided
in the attached Campus Master Plan.
Zoning:
Palmer College of Chiropractic is zoned IC Institutional Campus District, which is intended
to encourage a comprehensive approach to development by significant institutions within the
City. The IC District is also intended to:

 1. Further the policies of the Comprehensive Plan.
 2. Permit appropriate institutional growth within the boundaries of the district while
 minimizing the adverse impacts associated with development and geographic expansion.
 3. Balance the ability of specific institutions to grow and adapt to changing needs while
 protecting the livability and vitality of adjacent areas.
 4. Encourage the preparation of a land use plan for higher development intensity
 institutional campuses that enables the community to understand the levels of
 development being proposed, their likely impacts and appropriate mitigation measures.


The IC District operates with two levels of regulation. The first is a set of base district
regulations that provide for a certain intensity of development by-right. The second allows for
the approval of a land use plan, which must be approved by the City Council, that creates
regulations that allow for flexibility in the development and expansion of the institution above
the standards set by the base district regulations. Once a land use plan is submitted and
approved, the development proceeds in accordance with the plan rather than the base district
regulations.

Davenport's Zoning Ordinance defines 'Educational Facility - University or College' as "a facility
for post-secondary higher learning that grants associate or bachelor degrees. The institution
may also have research facilities and/or professional schools that grant master and doctoral
degrees. Educational facilities – university or college include ancillary uses such as dormitories,
cafeterias, restaurants, retail sales, indoor or outdoor recreational facilities, and similar uses."

Why is a land use plan required?
An approved land use plan is effective for a period of ten years, although updates and
amendments may be pursued during that time period. Development projects consistent with the
adopted land use plan will undergo administrative site plan and building permit review.

Palmer College of Chiropractic's previous Campus Master Plan was approved in 2021. Since that
time, the college has engaged in a comprehensive planning process to assess future growth and
development opportunities. As a result of this effort, an updated Campus Master Plan has been
prepared and formally submitted to the City for review and approval.

Comprehensive Plan:
Within Existing Urban Service Area: Yes
Within Urban Service Area 2035: Yes

Future Land Use Designations:
The college campus spans the following land use categories identified in the Davenport +2035
Future Land Use Map.

 1. Civic and Institutional: Reserved for major developments for government, education,
 religion, medical, utilities, and other cultural or non-profit organizations located outside
 of the Downtown (DT).
 2. Downtown: the original center of the City, marked by historical buildings, regional
 cultural attractions, large scale single-purpose or mixed-use developments, government
 or institutional centers. Development in DT shall be governed by detailed design
 guidelines marked by high quality design and building materials, set in an environment
 that is supportive of all transportation modes, including pedestrian.
 3. Residential General: Designates neighborhoods that are mostly residential but
 include, or are within one-half mile (walking distance) of scattered neighborhood-
 compatible commercial services, as well as other neighborhood uses like schools,
 churches, corner stores, etc. generally oriented along Urban Corridors (UC).
 Neighborhoods are typically designated as a whole. Existing neighborhoods are
 anticipated to maintain their existing characteristics in terms of land use mix and
 density, with the exception along edges and transition areas, where higher intensity may
 be considered.
 4. Urban Corridor: Generally established corridors along major streets marked by mixed
 use development with commercial uses generally clustered at major intersections and/or
 transit stops. Urban corridors are mostly fully built-out and redevelopment occurs slowly.
 Commercial uses in UC generally serve adjacent neighborhoods with goods and services.
 The character and intensity of Urban Corridors can vary due to street and surrounding
 neighborhood characteristics. Therefore, specific corridor and neighborhood plans, and
 supporting zoning provisions, should be developed to help guide future development
 decisions.


Approval Standards for Map Amendments (Chapter 17.14.040)
The Plan and Zoning Commission recommendation and the City Council decision on any zoning
text or map amendment is a matter of legislative discretion that is not controlled by any
particular standard. However, in making their recommendation and decision, the Plan and
Zoning Commission and the City Council must consider the following standards. The approval of
amendments is based on a balancing of these standards.

 1. The consistency of the proposed amendment with the Comprehensive Plan
 and any adopted land use policies.
 o Staff Response: The campus, generally bounded by West 12th Street, Harrison
 Street, 6th Street, and Pershing Avenue, is designated Civic & Institutional,
 Downtown, Residential General, and Urban Corridor on the Davenport +2035
 Future Land Use Map.
 o Palmer's campus is located within the Existing Urban Service Area, where the
 Comprehensive Plan supports reinvestment, infill development, and the efficient
 use of existing public infrastructure. The proposal represents continued
 development within an established institutional campus rather than expansion
 into residential areas.
 o The Civic & Institutional designation specifically anticipates major educational
 uses and recognizes that such facilities operate at a scale distinct from
 surrounding development. The Master Plan continues to consolidate academic,
 student housing, and campus-support functions within a defined institutional
 footprint, reinforcing the land use pattern envisioned by the Comprehensive Plan.
 o In areas designated Downtown and along Urban Corridors such as Brady Street
 and Perry Street, the Comprehensive Plan emphasizes walkability, urban design
 quality, and multi-modal transportation. The Master Plan advances these
 objectives through enhanced pedestrian corridors, open space improvements,
 internal circulation modifications, and proposed traffic-calming features intended
 to improve pedestrian safety and connectivity within the campus and in the
 surrounding area.
 o For areas adjacent to Residential General neighborhoods, the Comprehensive
 Plan calls for compatible transitions between differing intensities of use. The
 Master Plan directs the majority of new building activity toward the interior of the
 campus, which reduces potential land use conflicts and supports neighborhood
 stability.
 o The proposed amendment aligns with the existing Future Land Use designations
 and does not introduce land use patterns that are inconsistent with the
 Comprehensive Plan. As such, an amendment to the Future Land Use Map is not
 warranted. Based on these considerations, staff finds the proposed Campus Land
 Use Plan amendment to be consistent with the Comprehensive Plan and adopted
 land use policies.
2. The compatibility with the zoning of nearby property.
 o Staff Response: The following zoning districts abut or are within the Palmer
 College of Chiropractic campus boundary:
 ▪ R-4C Single-Family & Two-Family Central Residential District
 ▪ R-MF Multi-Family Residential District
 ▪ C-T Commercial Transitional District
 ▪ C-1 Neighborhood Commercial District
 ▪ C-2 Corridor Commercial District
 ▪ C-D Downtown District
 ▪ IC Institutional Campus District
 o These surrounding zoning districts reflect the campus’s location within a mixed
 urban context, including residential neighborhoods, commercial corridors,
 downtown activity, and other institutional uses. The campus is situated along the
 Brady Street corridor, a major arterial and gateway from downtown, where
 nearby principal uses include educational facilities (primary and secondary),
 dwellings, government facilities, offices, places of worship, personal service
 establishments, and retail goods establishments.
 o The college campus, however, is predominantly bordered by established
 residential neighborhoods to the east and north. The R-4C Single-Family & Two-
 Family Central Residential District is intended to preserve and protect
 Davenport’s dense, centrally located housing stock. The purpose of the land use
 plan is to ensure that the six properties added to the IC District continue to
 provide housing and remain complementary to the character of the surrounding
 neighborhood.
 o The IC Institutional Campus District is designed to allow for institutional growth
 within the district while minimizing potential adverse impacts on adjacent areas.
 The City recognizes that universities often require additional flexibility to grow
 and develop within a limited area. The IC District supports this growth while
 providing enhanced public notification and regulatory oversight.
 o Based on this context, staff concludes that the proposed land use plan
 amendment is appropriate for an Educational Facility – University or College use.
3. The compatibility with established neighborhood character.
 o Staff Response: Davenport's Zoning Ordinance requires the applicant to submit a
 land use plan amendment when there are major modifications in land use,
 project scale, recreational area, setbacks, and height. This provides an additional
 level of oversight to ensure consistency with the surrounding land uses. Once
 approved, the land use plan is effective for a period of ten years. If it is
 determined that there is a major amendment, the property owner must return to
 the Plan and Zoning Commission and City Council for approval.
 o The submitted land use plan offers several beautification projects that will
 enhance the image of the university. Palmer College intends to reconfigure
 Palmer Drive to create a main gateway to the campus. An entrance monument
 will welcome visitors and perspective students that enter the campus from Brady
 Street. In addition, expanded greenspace and a pedestrian path will better
 connect the student housing on the eastside of Perry Street to the academic
 facilities along the Brady Street corridor. To promote further compatibility with
 the campus, staff recommend the pedestrian corridor along Palmer Drive
 replicate the treatments used on the former 11th Street walkway, located
 between the student housing and recreational field. This includes incorporating
 brick pavers, signage, lighting, and landscaping treatments.
 o The new academic building, Palmer Forum, provides an opportunity to
 strengthen the campus’s character and contribute to a more vibrant and modern
 built environment. Connected to the Welcome Center, the facility will better
 reinforce the building line along Brady Street. The placement of Palmer Forum
 within the core of campus promotes infill development, supports a compact and
 efficient campus layout, and enhances walkability. Its central location also
 preserves this area for academic uses while providing a buffer from the
 residential neighborhoods to the north and east of campus.
 o Since adoption of the 2021 Campus Land Use Plan, Palmer College has acquired
 six properties immediately adjacent to the existing campus boundary. Two of
 these properties, 1111 Perry Street and 208 East 11th Street, are located within
 the Cork Hill National Historic District. Palmer College has undertaken restoration
 efforts to preserve the historic architectural character of these residential
 structures. In addition, the Roslyn Building at 739 Perry Street, a nationally listed
 historic landmark, is being preserved for continued use as student housing. The
 remaining properties, while not located within a historic district, will be
 maintained in their current residential form and utilized for student housing
 without an increase in the number of dwelling units. Collectively, the continued
 residential use, preservation of historic structures, and maintenance of existing
 density will ensure compatibility with the surrounding neighborhood character.
 o The Campus Master Plan reconfigures existing parking lots and creates new
 facilities to help alleviate parking on local roads. Improvements are required to
 conform with Davenport's landscaping standards, which include perimeter
 plantings along the edges of the parking lot and the creation of parking lot
 landscape islands. These enhancements will soften the visual impact of expanded
 parking areas and contribute to a more clearly defined campus edge.
 o Overall, this plan seeks to enhance the campus’s character through the addition
 of gateway features, a new academic facility, neighborhood compatible student
 housing, and enhanced off-street parking lots. Staff find that the proposed land
 use plan is generally consistent with the established institutional, commercial,
 and residential character of the area.
4. The extent to which the proposed amendment promotes the public health,
 safety, and welfare of the City.
 o Staff Response: The IC Institutional Campus District requires the review and
 approval of a land use plan to enable the community to understand the levels of
 development and activity being proposed, their likely impacts, and appropriate
 mitigation measures. This additional level of oversight is intended to further
 protect the health, safety, and welfare of the City.
 o During the January 27th neighborhood meeting, property owners expressed
 concerns regarding pedestrian safety, particularly along Perry Street. The
 proposed Campus Master Plan anticipates increased pedestrian activity in the
 eastern portion of campus, including the 11th Street pedestrian corridor, the
 VanDuyne Student Housing courtyard, the proposed Palmer Drive pedestrian
 corridor, and the proposed Palmer Forum outdoor plaza. While these areas are in
 close proximity, they are separated by the Perry Street right-of-way, creating
 multiple pedestrian crossing points within an area of concentrated student
 movement.
 o To address this condition, the plan proposes three bump-outs along Perry Street
 between 12th Street and 9th Street. These improvements provide several public
 welfare benefits, including traffic-calming, shorter pedestrian crossing distances,
 consolidated crossing locations, improved visibility, and enhanced walkability.
 Emergency vehicle access will be accommodated through the Palmer Drive
 pedestrian corridor in a manner consistent with the design treatments used for
 the 11th Street pedestrian corridor. Collectively, the proposed measures mitigate
 safety risks associated with increased pedestrian volumes and support a campus
 environment designed for low-speed, shared vehicular and pedestrian activity. In
 addition, by creating a clearly delineated gateway into the campus, the college is
 enhancing wayfinding that directs students, staff, and visitors into the central
 academic corridor of the campus, rather than into surrounding neighborhoods.
 o Development of the proposed campus gateway will be required to comply with
 all applicable stormwater management regulations, including review and
 approval of drainage plans to ensure adequate on-site detention and controlled
 discharge.
 o Staff find that these improvements advance public health, safety, and welfare by
 reducing potential vehicle–pedestrian conflicts and improving overall circulation
 safety within the campus core.
5. The suitability of the property for the purposes for which it is presently zoned,
 i.e. the feasibility of developing the property in question for one or more of
 the uses permitted under the existing zoning classification.
 o Staff Response: The IC District permits the adoption of a land use plan that
 establishes regulations providing flexibility for the development and expansion of
 the institution beyond the standards of the base district. Once a land use plan is
 submitted and approved, the development proceeds in accordance with the plan
 rather than the base district regulations.
 o The current Campus Master Plan for Palmer College was adopted by City Council
 in 2021. This plan focused on improvements to the northeast corner of campus,
 including the construction of VanDuyne Hall for student housing, an outdoor turf
 and recreational field, and the conversion of 11th Street into a pedestrian
 corridor. Since these projects have been completed, the college is looking to
 proceed forward with improvements that were not identified in 2021. These
 major modifications include a main campus entrance off Brady Street, a new
 academic building, traffic-calming on Perry Street, greenspace and outdoor study
 areas, and additional sites for future student housing. These project are all
 considered permitted land uses in the IC District and ancillary to an 'Educational
 Facility-University or College'.
 o Palmer College may continue operating in its current capacity; however, the
 institution cannot advance these projects without an adopted Campus Master
 Plan. Adoption of the land use plan by the City Council would provide Palmer
 College the flexibility to pursue development consistent with established land use
 policies. Staff find the proposed land use plan alternative appropriate to
 accommodate the principal uses permitted within the IC Institutional Campus
 District.
 6. The extent to which the proposed amendment creates nonconformities.
 o Staff Response: The IC Institutional Campus District operates with two levels of
 regulation. The first is a set of base district regulations that provide for a certain
 intensity of development by-right. The second allows for the approval of a land
 use plan, which must be approved by the City Council, that creates regulations
 that allow for flexibility in the development and expansion of the institution
 above the standards set by the base district regulations. Once a land use plan is
 submitted and approved, the development proceeds in accordance with the plan
 rather than the base district regulations.
 o Under this framework, a land use plan may adjust dimensional and site
 development standards—including setbacks, lot area and width, building height,
 and impervious surface coverage—to accommodate coordinated campus
 development. The adoption of the proposed land use plan will not create any
 zoning nonconformities. Instead, the ordinance amendment establishes a
 development framework that brings the subject sites into alignment with IC
 District standards, consistent with the approved land use plan.
 o The proposed uses—academic facilities, student housing, greenspace, and
 parking—are consistent with the ancillary institutional and residential
 components permitted for an Educational Facility — University or College. Rather
 than introducing nonconforming conditions, the amendment aligns the zoning
 designation with the existing and intended institutional land use pattern, helping
 to minimize potential future land use conflicts.
 o Proposed campus improvements, including a new academic building, student
 housing, a main campus entrance off Brady Street, outdoor recreational areas,
 and expanded parking, are all considered permitted uses within the IC District.
 Staff concludes that redeveloping the campus as outlined in the land use plan
 will not result in any new nonconformities.


Public Input:
The IC Institutional Campus District requires organizations to make a good faith effort to notify
all City recognized neighborhoods located within 500 feet of the campus at least 60 days prior
to submission of a formal application. Palmer College held this meeting on December 9, 2025
for the purpose of sharing the details of the petition, answering questions, and receiving
feedback. A representative of the Hilltop Campus Village was in attendance to learn more about
the project.

Letters were then sent to property owners within 500 feet of the campus boundary notifying the
community of the January 27th neighborhood meeting and the February 3rd Plan and Zoning
Commission Public Hearing. A notice of the public hearing was also published in the Quad City
Times.

The January 27th neighborhood meeting was held on campus in the Palmer Welcome Center
Conference Room. Those in attendance included the applicant (Chancellor and CEO of Palmer
College, IMEG, and Studio 483), Chair of the Plan & Zoning Commission, At-Large Alderperson,
Community Development Chair, Ward Alderman, planning staff, and approximately 10 members
of the public. After the Chancellor presented an overview of the Campus Master Plan, rezoning,
and right-of-way vacations, there was a question-and-answer session. Discussion topics
included:

 1. Project timeline and anticipated phasing of development.
 2. Delineation of campus boundaries to prevent encroachment into adjacent residential
 neighborhoods.
 3. Potential traffic-calming measures along Perry Street.
 4. Strategies to enhance walkability and pedestrian safety, particularly along Perry Street
 and Brady Street.
 5. Planned improvements to the pedestrian environment, including lighting, wayfinding,
 campus branding, and general site beautification.
 6. Emergency vehicle access and circulation following the proposed right-of-way vacations.
 7. Anticipated need for additional student housing.
 8. Location and total number of proposed parking spaces.


Prior to the February 3rd Plan and Zoning Commission public hearing, the Commission received
a letter from legal counsel representing the owner of 1129 Brady Street (Brady Furniture)
opposing the proposed alterations to Palmer Drive as a main gateway to the campus (Cases
ORD26-01 and ROW26-01). The petitioner stated that the alley and Palmer Drive are regularly
used for truck deliveries and customer access. Vacating these rights-of-way would require
additional delivery trucks to back into the site from Brady Street, which is asserted to create
traffic congestion and safety concerns for motorists and pedestrians. The petitioner contends
the proposal would negatively impact adjacent businesses and requests denial of the right-of-
way vacation applications. In response, Palmer College prepared a truck turning movement
exhibit showing that the proposed entrance off Brady Street and alley can accommodate the
turning movements of an SU-30 design vehicle. (This is a standard, single-unit truck measuring
30 feet in length, used in civil engineering and urban planning to determine the minimum
turning radii, lane widths, and intersection geometry. City fire trucks are compatible with the
turning movements of an SU-30 vehicle.)

City Staff will apprise the Commission of any additional correspondence with the public at the
February 17, 2025 Plan & Zoning Commission meeting.
Attachments:
1. Application
2. Maps
3. Public Notice
4. Applicant Presentation at Neighborhood Meeting
5. Palmer Community Organization Communication Timeline
6. Public Comment in Opposition-1129 Brady Street
7. Palmer Drive-Truck Turning Movement Exhibit
 CITY OF DAVENPORT APPLICATION FOR
 Development & Neighborhood
 Services _ Planning REZONING
 1200 E. 46th ST (MAP AMENDMENT)
 Davenport, IA 52807
 DATES: PRE-APP SUBMITTAL PUBLIC HEARING

 Office 563.326.6198
 planning@davenportiowa.com PROJECT TITLE

 APPLICANT INFORMATION Palmer College of Chiropractic Institutional Campus
Applicant Name | Company Name SITE ADDRESS OR GENERAL LOCATION DESCRIPTION
Palmer College of Chiropractic 1000 N Brady St, Davenport, IA 52803
Address NEIGHBORHOOD MEETING DATE / TIME / LOCATION
1000 N Brady Street
City | State | Zip EXISTING PROPOSED SQ. AREA
 ZONING
 Davenport, IA 52803 DISTRICTS IC IC 38.3 AC
Phone
 COMPLETE SUBMITTALS SHALL INCLUDE: SUBMITTED
(563) 884-5294
Secondary Phone Concept/Development Plan

E-Mail Address
 Authorization to Act as Applicant*
 *only needed if the Applicant is different than the owner

 Legal Description* (bearing & distance)
Acceptance of Applicant
 * shall include a MS Word or Text file
I, the undersigned, certify that the information on this application to the best of
my knowledge, is true and correct. I further certify that I have a legal interest in Legal Description Dimensioned Sketch
the property in question, and/or that I am legally able to represent all other
persons or entities with interest in this property, and acknowledge formal
 Application Fee* (REQUIRED)
procedure and submittal requirements.
 * (check payable to 'City of Davenport')
In addition to the application fee, I understand I am responsible for attendance
at each meeting on the public hearing/zoning calendar. The City reserves the
right to require further site studies as necessary, such as a traffic study.

  Jennifer Randazzo
  Type Applicant's Name

 1 to 3 site notice signs are required based on lot size; $10 each
 12/26/2025
  Applicant's Signature Date
 DEVELOPMENT TEAM PROJECT NARRATIVE: (submit separate sheet if needed)
Property Owner See Submitted:
Palmer College of Chiropractic Addendum 1 - Palmer College IC - Amendment
Address
 Summary
1000 N Brady Street , Davenport, IA, 52803 Addendum 2 - Palmer College of Chiropractic IC
Phone Secondary Phone
 Application Narrative
(563) 884-5294 Addendum 3 - Palmer IC Sheet Set
E-Mail Address
 Addendum 4 - IC Boundary
 Addendum 5 - Existing and Proposed Building Data
Project Manager/Other Summary
Alex Krist Addendum 6 - Parking Summary
Address These documents provide a narrative for the changes
1717 State Street, Suite 201 to the campus master plan as well as a description of
Phone Secondary Phone the overall campus.
(563) 514-4392
E-Mail Address Submit the first two pages of this form to Planning Staff at:
 planning@davenportiowa.com or contact staff with any
 questions or requests for additional information.




 revised Jan. 2024
Palmer College of Chiropractic
IC Institutional Campus District
Major Amendment Description
December 26th, 2025

Reason for Major Modification to IC

 As part of Palmer College’s mission to continue to provide a world-class education to the
chiropractors of the future, we are constantly evaluating our campus to try to provide the best
facilities possible for our students, staff, and patients. During the most recent round of the
campus reviews, several areas of focus were identified for improvement in the campus footprint.
These updates include improvements to the main campus entrance off Brady Street, plans for a
new academic facility called the Palmer Forum, enhancements to parking, improved traffic flow
and wayfinding, and expanded green space and outdoor study areas. The plan also prioritizes
improved traffic safety along Perry Street and identifies potential sites for future student
housing. Together, these changes will strengthen the campus experience for students, staff,
and visitors alike.

The major amendments included in this submittal are:

1. The addition of properties to the campus footprint.
 a. Proposed changes to the campus boundary incorporate properties adjacent to the
 current boundary that have been acquired by Palmer College since the last Campus
 Master Plan was approved in 2021. Properties that are being incorporated into the IC
 footprint include:
 i. 1111 Perry Street
 ii. 208 E 11th Street
 iii. 822 Pershing Ave
 iv. 739 Perry Street (The Roslyn)
 v. 727 Perry Street
 vi. 725 Perry Street




2. The removal of the previously proposed mixed-use development east of Brady Street, North
 of Palmer Drive.
 a. The latest approved IC included a mixed-use development in the northern vicinity of
 the campus. When evaluating the plans for the development of the campus over the
 next 10 years, this property was not a priority. Palmer is removing the proposed
 development and showing the underlying properties as they currently exist in the
 future campus plan.
3. Vacation of Palmer Drive Right of Way and the revisions to the layout and use of the
 previous Palmer Drive Right of Way.
 a. One of the main focuses to come out of the review of the campus plan was the
 desire to develop a well-defined main campus entrance off Brady Street at the
 existing Palmer Drive location. The currently approved IC includes the closure of the
 east half of Palmer Drive with traffic being directed to the north to the alleyway
 between Brady Street and Perry Street. The updated campus plan proposes a
 similar layout, with some key changes. The east half of the vacated Palmer Drive
 will be changed to a pedestrian corridor, similar to the pedestrian corridor that was
 constructed on 11th Street. This pedestrian area will be designed to allow emergency
 services access through the area if necessary. The west half of Palmer Drive will be
 converted from a one-way road to a campus entrance. This entrance will allow drop-
 off near the campus center, have a roundabout to maintain access to the alleyway
 north of the road, and will have a new drive from the Palmer campus back onto
 Brady Street. This proposed layout has received preliminary approval from the Iowa
 DOT, and the drive will also be designed for emergency services access. Palmer
 would also like to use bricks that are salvaged from under the existing Palmer Drive
 Right of Way in the design of the new drive and walkway pavement sections.




4. Adding the Palmer Forum and associated outdoor plaza area.
 a. Another area of emphasis that came out of the latest campus review was the need
 for an academic space that could also act as a gathering space for large
 presentations or celebrations. Multiple areas of campus were investigated to find the
 most appropriate location for this space, and it was ultimately determined that a
 central campus location north of the Bechtel center was the best fit. This new
 building, the Palmer Forum, is intended to be flexible enough to host large and small
 classes, as well as graduation and speaker presentations. Adjacent to the proposed
 Palmer Forum, the new campus master plan includes an enhanced greenspace and
 outdoor study area. This area will be similar to other outdoor study spaces on
 campus such as the Keller Terrace, the Clinic Gardens, and the VanDuyne Hall
 courtyard.




5. Removing the previously approved closure of the west half of 9th street between Perry Street
 and Pershing Street.
 a. After evaluating traffic circulation patterns throughout the campus and discussing
 access with city emergency services personnel, it was determined that the benefits
 from the closure of this portion of 9th street would be outweighed by the impact on
 emergency access to the surrounding community. Because of this, Palmer is
 removing this proposed closure from the campus master plan.
6. Improved traffic safety features along Perry Street between 12th street and 9th Street.
 a. As part of the new campus master plan, Palmer is anticipating an increase in the
 pedestrian circulation in the center of campus. This area generally includes the 11th
 street pedestrian corridor, the VanDuyne Student housing courtyard, the proposed
 Palmer Drive pedestrian corridor, and the proposed Palmer Forum outdoor plaza.
 Though these areas are close in proximity, they are generally bisected by the Perry
 Street Right of Way. In order to encourage safe vehicular / pedestrian interactions in
 this area and to minimize the risk of any accidents occurring, Palmer is proposing
 three traffic calming bump outs along Perry Street between 12th street and 9th street.
 These bump outs would help consolidate pedestrian crossings on Perry Street while
 also slowing traffic as it passes through the center of the Palmer Campus.




7. Removing the previously approved partial closure of 8th Street between Main Street and
 Brady Street.
 a. With the addition of the proposed student housing and parking lots south of 8th street,
 the college determined that it would be more beneficial to have increased
 accessibility between Main Street and Brady Street than to continue the plan to close
 the west half of 8th Street. Because of this, the college is removing the proposed
 closure of 8th street from their campus master plan.



8. Adding sites for future student housing buildings east of Main Street.
 a. Due to the success of the VanDuyne student housing building, Palmer college
 determined that there is a sufficient desire for additional student housing within the
 campus footprint. To meet this demand, two student housing buildings as well as
 associated parking lots are being shown in the empty lot east of Main Street. These
 structures were shown in previous versions of the campus master plan but were
 removed with the latest approved IC when VanDuyne hall was added. The college
 believes that within the next 10 years there will be sufficient demand for on-campus
 housing to support the additional proposed units.



9. Removing the partial closure of 7th street between Main Street and Brady Street.
 a. With the addition of the proposed student housing and parking lots north of 7th street,
 the college determined that it would be more beneficial to have increased
 accessibility between Main Street and Brady Street than to continue the plan for the
 partial closures at both ends of 7th street. Because of this, the college is removing the
 proposed closure of 7th street from the campus master plan.
Palmer College of Chiropractic
IC Institutional Campus District
Application Narrative
December 26th, 2025

Outline of Submittals and Narrative

Section G - Land Use Plan

 1.) A completed application, with a narrative of intent and description of
 compatibility with the surrounding area.
 A completed application is included with the submittal. Please see Palmer IC –
 Rezoning Application Packet. A narrative of the intent and description of compatibility
 with the surrounding area can be seen in Section 5 of this outline.



 2.) Boundary Survey
 Due to the irregular shape of the Palmer Campus, the internal property that is not
 included in the IC, and the numerous individual properties that make up the Palmer
 Campus, a full legal description of the campus was not completed for the IC.
 Instead, a general description of the IC boundary can be seen in the document titled
 Addendum 4 - IC Boundary, of the submittal. Additionally, the overall IC Boundary
 can be seen on each of the drawings included in the submittal. These drawings are
 to scale, with the scale of each sheet identified on that sheet.



 3.) Set of Drawings supporting the IC Major Amendment Submittal

 a. Proposed Name or Title of the project
 Palmer College of Chiropractic - Institutional Campus

 b. North arrow, vicinity map, plan scale, date of plan preparation.
 North arrow, plan scale, and date of plan preparation can be seen on
 each sheet of the submittal. The vicinity map of the project can be seen
 on the Cover Sheet of the plan set.

 c. Tabulated Site Data
 i.) Number of Gross Acres
 The gross Acres included in the IC can be seen in the Table on
 sheet C-4 - Overall Land Use Plan.
ii.) Existing and proposed lot coverage
 A summary of the existing and proposed lot coverage can be
 seen in the table on sheet C-4 - Overall Land Use Plan. These
 overall areas are further broken down by each individual lot on
 sheet C-14 - Data Sheet.

iii.) Existing and proposed total square footage and floor area ratio of
 buildings
 A summary of the total square footage and floor areas of the
 buildings can be seen in Addendum 5 - Existing and Proposed
 Building Data Summary. The actual footprints of the buildings
 indicated in Addendum 5 can be seen on sheets C-4 - Overall
 Land Use Plan, C-5 - Land Use Plan - North, and C-6 - Land Use
 Plan - South.

iv.) Existing and Proposed number of parking stalls
 The existing areas available for parking throughout campus can
 be seen on sheet C-7 - Existing Campus Parking Data. All existing
 Palmer Campus parking lots, supplemental parking areas, and on
 street parking areas are labeled on the drawing. The tables on
 the right side of the sheet identify how many stalls are available in
 each of the areas.
 The proposed areas for parking throughout the camps can be
 seen on sheet C-8 - Proposed Campus Parking Data. All
 proposed Palmer Campus parking lots, supplemental parking
 areas, and on street parking areas are labeled on the drawing.
 The tables on the right side of the sheet identify how many stalls
 are available in each of the areas.
 Addendum 6 - Parking Summary, provides a general explanation
 of the existing and proposed parking conditions, identifies which
 lots will be removed, which are added, and compares the
 proposed parking design to the requirements laid out in the city
 zoning ordinance.

v.) Parking ratio determined
 A summary of the existing and proposed parking ratios can be
 seen in Addendum 6 - Parking Summary.
d. Existing land use and zoning surrounding the proposed development and the
 distance from the subject property line to the nearest structure on all abutting
 properties within 200 feet of the perimeter of the site.
 Existing Land use zoning is shown on the Cover Sheet of the plan set.
 Due to the high number of existing structures within 200’ of the IC
 boarder, exact dimensions were not provided on these plans. All
 structures within 200’ of the IC can be seen on sheets C-4 - Overall
 Existing Conditions, C-5 - Existing Conditions North, and C-6 - Existing
 Conditions South. These sheets are all to the scale indicated on the
 sheet, and dimensions can be measured as needed.

e. The location of the existing and proposed services including water, sanitary,
 storm, electric, gas, streets, capacity of those services and the service
 requirements for the developments.
 Existing utilities were located using a combination of city GIS, information
 supplied from the utility providers, and in some areas topographic
 surveying techniques. The location and size of the identified utilities can
 be seen on sheet C-10 - Site Utilities - North, and C-11 - Site Utilities -
 South.

f. Site constraints
 i.) Slopes in excess of 10%
 Slopes in excess of 10% are identified on sheets C-12- Grading &
 Drainage - North and C-13 Grading and Drainage - South.

 ii.) Drainage ways that carry water from abutting properties, drainage
 ways that drain areas on the site in excess of one acre and any area
 designated as a floodplain or floodway.
 In general, the Palmer Campus drains from North to South.
 Existing Campus Drainage ways are identified on sheets C-12 -
 Grading & Drainage - North and C-13 - Grading and Drainage -
 South. There are no areas within the campus footprint that are
 designated as a floodplain or floodway.

 iii.) Soils that are unsuitable or require special treatment to support
 urban development as determined by the Soil Conservation
 Services Soil Survey.
 Site Soils are identified on sheet C-9 - S-IC Area and Soils. A
 table summarizing the characteristics of the identified soils Is
 located on the right side of the sheet.
g. Existing and proposed grade changes on a two-foot interval topographic map on
 a scale basis.
 Existing Contours were developed using Scott County LIDAR Data.
 These contours are shown at 2’ interval on sheets C-12- Grading &
 Drainage - North and C-13 - Grading and Drainage - South. Proposed
 grades have not been determined at this time. The intent of the campus
 plan for final conditions to imitate existing site slopes and drainage
 patterns, with some modifications being made for accessibility and
 usability.



h. Existing and proposed building pad locations with proposed building area,
 number of stories, overall height, a list of the proposed uses in the structure and
 its gross floor area.
 Existing building pad locations can be seen on Sheets C-1 - Overall
 Existing Conditions, C-2 - Existing Conditions - North, and C-3 - Existing
 Conditions - South. Proposed building pad locations can be seen on
 sheets C-4 - Overall Land Use Plan, C-5 - Land Use Plan - North, and
 C-6 - Land Use Plan - South. A table of the requested information about
 the proposed building can be seen in Addendum 5 - Existing and
 Proposed Building Data Summary.



i. The location of existing and proposed parking areas including the extent of
 paving, proposed circulation, and number of parking spaces.
 The existing parking areas can be seen on sheet C-7 - Existing Campus
 Parking Data. This sheet shows the circulation of the lots, and the stalls in
 each lot are listed in various tables on the right side of the sheet. The
 proposed parking areas can be seen on sheet C-8- Proposed Campus
 Parking Data. This sheet shows the circulation of the lots, and the stalls in
 each lot are listed in various tables on the right side of the sheet. The total
 paved area of the parking lots can be seen on sheet C-14 - Data Sheet.



j. Location of existing and proposed loading docks, receiving areas, trash pick-up
 areas, and other areas requiring screening.
 Existing loading docks, receiving areas, and trash pick-up areas can be
 seen on sheets C-2 - Existing Conditions - North, and C-3 - Existing
 Conditions - South. Proposed loading docks, receiving areas, and trash
 pick-up areas can be seen on sheets C-9 – IC Areas and Soils.
k. The location of existing and proposed landscaping and buffering to be developed
 in the project. Massing and density of plant and other screening materials must
 be indicated.
 Existing Landscape screening areas can be seen on sheets C-1 - Overall
 Existing Conditions, C-2 - Existing Conditions - North, and C-3 - Existing
 Conditions - South. Proposed landscaping and buffering can be seen on
 sheets C-4 - Overall Land Use Plan, C-5 - Land Use Plan - North, and
 C-6 - Land Use Plan - South.



l. Location and configuration of all existing and proposed access points within
 public streets and a pedestrian / bicycle circulation plan.
 All existing access points to campus can be seen on sheets C-1 - Overall
 Existing Conditions, C-2 - Existing Conditions - North, and C-3 - Existing
 Conditions - South. All proposed access points can be seen on sheets C-
 4 - Overall Land Use Plan, C-5 - Land Use Plan - North, and C-6 - Land
 Use Plan - South. Proposed road closures can be seen on the sheets
 showing the final campus layout. To help enhance the pedestrian and
 bicycle circulation through the center of Campus, the proposed plan
 includes the conversion of the east half of Palmer Drive to an enhanced
 pedestrian corridor. This pedestrian corridor will be designed in a way to
 maintain emergency service access through the existing Palmer Drive
 R.O.W. In addition to this, Palmer is proposing three traffic calming bump
 outs along Perry Street between 9th street and 12th street. These bump
 outs will allow for safter Pedestrian circulation between the center of
 campus where the Palmer Forum will be located and the east end of
 campus where the VanDuyne student housing and turf recreation field is
 located.



m. Storm water management plan.
 Currently there is very limited public storm sewer in any area of the
 Palmer Campus. As part of the construction of the VanDuyne Student
 housing building, a 15” diameter storm outlet was extended from the
 intersection of Iowa Street and 10th Street to the intersection of 11th Street
 and Perry. For the proposed projects on campus, Palmer will treat and
 detain site stormwater in areas of improvement to meet the requirements
 of the City of Davenport Stormwater Ordinance. After meeting the
 requirements, the stormwater will be outlet to the previously installed 15”
 diameter sewer which will then drain to the city system. The existing
 extension of the storm sewer can be seen on sheet C-10 - Site Utilities -
 North.
 n. The location of all existing and proposed freestanding signs, including circulation
 signs.
 All existing and proposed signs on campus can be seen on sheets -4 -
 Overall Land Use Plan, C-5 - Land Use Plan - North, and C-6 - Land Use
 Plan - South.

4.) Traffic Impact Study
 Because of the nature of the Palmer Campus, with a large arterial roadway
 bisecting the property, a traffic impact study has not been required for previously
 submitted Campus plans. The understanding being that because there is already
 such a high-volume roadway through the center of campus, the relatively minor
 demand generated by the proposed changes to the Campus Master Plan will not
 have a significant impact on the level of service of the existing roadways. There
 are times where large events are hosted on campus where one lane of Brady
 Street is blocked off to allow drop-off stacking to occur along the east side of the
 street. At times when this is necessary, closure of the lane is coordinated with the
 City and the DOT to ensure that all the proper permitting is completed prior to the
 events. Because the changes to the campus master plan are intended to
 enhance parking capacity and consolidate the space used for similar large
 events, at this time no traffic impact study has been completed for the Palmer
 College IC.




5.) A narrative of intent and compatibility with surrounding areas. A narrative must
 be provided that describes the relationship between the institution and the
 surrounding area. The narrative at a minimum must include the following:

 a. Description of overall architectural and / or urban design theme.
 Palmer College of Chiropractic has evolved to meet the needs of its
 students and faculty as it has grown over the past 100 years; however,
 the architectural theme has remained constant. Buildings and houses of
 brick and stone dominate the campus, with more metal and glass
 introduced into recent projects. All have an urban “academic” design
 style with 2 to 4 floors of space. The campus plan and interaction with
 the neighborhood has also evolved aligning the core of academic spaces
 with Brady Street and residential buildings/parking at the perimeter. The
 proposed Master Plan strengthens the campus edge through expanded
 greenspace and landscaping at perimeter streets, buildings, and parking
 lots, while enhancing the core academic spaces adjacent to Brady Street.
b. Total number of existing and proposed users and employees of the facility.
 Palmer’s current enrollment on at their Davenport Campus is
 approximately 1,000 students supported by 250 faculty and staff.
 Approximately 270 students currently live on campus. The proposed 10-
 year plan allows for an accommodation of up to 1,500 students with 400
 living on campus.



c. Description of existing and proposed conditions of development along the outer
 boundaries of the district and its relationship with the surrounding area.
 Standards must be established to permit a compatible transition from the
 institutional use to the surrounding area. Standards include, but are not limited to
 building height and form, exterior lighting, landscaping, etc.
 The Master Plan goals are to “create sensitive and mutually beneficial
 transitions between campus and the adjacent properties.” The proposed
 Campus Master Plan created by RDG Planning & Design is proposed to
 create connection and comfort establishing a campus presence with the
 surrounding area. New buildings are predominantly located in the center of
 campus and adding enhanced lighting, fencing, and landscaping will boost
 this design concept.



d. Description of existing and proposed methods of communication between the
 institution and the community, including a method for resolution of community
 concerns.
 Palmer College has been actively involved with Hilltop Campus Village since
 its inception, as well as in communication with Davenport Community
 Schools and adjacent businesses regarding any campus activities and
 improvements that impact the surrounding neighborhood. Although there are
 no known active residential groups, Palmer proposes to open a line of
 communication with the neighbors similar to their relationships with
 surrounding businesses. Palmer will schedule annual meetings with the
 neighborhood stakeholders and residents to present and discuss campus
 planning and schedule, as well as neighbor concerns.



e. Description of any existing and proposed impacts of development and the
 surrounding area and how these impacts should be mitigated. This description
 shall include property outside the boundaries of the district and their interaction
 with the surrounding area. Impacts include, but are not limited to lighting, noise,
 parking, etc.
 The developments proposed in Palmer’s Master Plan are primarily defining
 and softening their campus edge through expanding green space and
 landscaping. Proposed buildings will be designed to respect and
 complement the existing architectural theme on campus.
f. Description of existing and proposed relationship of institutional transportation
 system (auto, bus, bicycle, pedestrian) to the external street network. A
 description of specific programs to reduce traffic impacts, and to encourage the
 use of public transit, carpooling, bicycling, and walking.
 The urban nature of this campus is reinforced by student living. 25% of
 Palmer’s students live on campus and another 20% to 30% live in rented
 neighborhood and downtown houses and apartments. With the addition of
 the VanDuyne Student Housing Addition a large percent of the student
 population walk to campus. Other students and faculty are encouraged to use
 public transportation and/or car-pooling for other daily trips to campus. The
 proximity of Brady Street provides more opportunity for bus access in relation
 to campus buildings.
 DATE




 PALMER COLLEGE OF CHIROPRACTIC Know what's below.
 Callbefore you dig.
 R




 INSTITUTIONAL CAMPUS
 REVISIONS DESCRIPTION
 DAVENPORT, IOWA

 INDEX OF SHEETS
 Sheet Title
 Sheet Number




 C-0 COVER SHEET
 C-1 OVERALL EXISTING CONDITIONS
 C-2 EXISTING CONDITIONS - NORTH
 C-3 EXISTING CONDITIONS - SOUTH
 C-4 OVERALL LAND USE PLAN
 C-5 LAND USE PLAN NORTH No.
 C-6 LAND USE PLAN SOUTH
 C-7 EXISTING CAMPUS PARKING DATA
 C-8 PROPOSED CAMPUS PARKING DATA

 PH: 928.255.0410
 C-9 IC AREAS AND SOILS
 C-10 SITE UTILITY PLAN - NORTH

 www.imegcorp.com
 C-11 SITE UTILITY PLAN - SOUTH
 C-12 GRADING AND DRAINAGE - NORTH
 C-13 GRADING AND DRAINAGE - SOUTH
 C-14 DATA SHEET




 323 N. LEROUX STREET



 SUITE 201



 FLAGSTAFF, AZ 86001




EXISTING ZONING MAP Parcels Included in Rezoning Petition
 NOT TO SCALE




 PALMER INSTITUTIONAL CAMPUS
 MAP PROVIDED BY GOOGLE

 VICINITY MAP
 NOT TO SCALE UTILITY NOTE
 THE LOCATIONS OF THOSE BURIED AND ABOVE GROUND UTILITIES SHOWN ARE APPROXIMATE,
 ARE SHOWN FOR CONTRACTOR INFORMATIONAL USE ONLY, AND ARE NOT TO BE REFERENCED
 FOR CONSTRUCTION PURPOSES. THE IMPLIED PRESENCE OR ABSENCE OF UTILITIES IS NOT TO
 PALMER COLLEGE OF CHIROPRACTIC BE CONSTRUED BY THE OWNER, ENGINEER, CONTRACTOR, OR SUBCONTRACTORS TO BE AN




 COVER SHEET
 1000 Brady Street ACCURATE AND COMPLETE REPRESENTATION OF UTILITIES THAT MAY OR MAY NOT EXIST ON THE




 DAVENPORT, IOWA
 DAVENPORT, IA 52803 CONSTRUCTION SITE. BURIED AND ABOVE GROUND UTILITY LOCATION, IDENTIFICATION, AND
 (563)-884-5653 MARKING ARE THE SOLE RESPONSIBILITY OF THE CONTRACTOR. REROUTING, DISCONNECTION,
 PROTECTION, ETC. OF ANY UTILITY MUST BE COORDINATED BETWEEN THE CONTRACTOR, UTILITY
 COMPANY AND OWNER. SITE SAFETY, INCLUDING THE AVOIDANCE OF HAZARDS ASSOCIATED
 WITH BURIED AND ABOVEGROUND UTILITIES, REMAINS THE SOLE RESPONSIBILITY OF THE
 CONTRACTOR.




 IMEG Project No:
 25003972.01
DAVENPORT 2035 ZONING MAP File Name:
 Parcels Included in Rezoning Petition 25003972.01-COVER AND
 NOT TO SCALE DETAILS.dwg
 C COPYRIGHT 2025
 ALL RIGHTS RESERVED
 Field Book No: ####
 Drawn By: WRC
 1717 STATE STREET - SUITE 201
 BETTENDORF, IA 52722
 563.344.0260
 Checked By: AEK
 www.imegcorp.com
 PROJECT # 25003972.01 Date: 12/23/2025
 IMEG CORP RESERVES PROPRIETARY RIGHTS, INCLUDING COPYRIGHTS, TO THIS
 DRAWING AND THE DATA SHOWN THEREON. SAID DRAWING AND/OR DATA ARE
 THE EXCLUSIVE PROPERTY OF IMEG CORP AND SHALL NOT BE USED OR
 REPRODUCED FOR ANY OTHER PROJECT WITHOUT THE EXPRESS WRITTEN
 APPROVAL AND PARTICIPATION OF IMEG CORP. © 2018 IMEG CORP.
 REFERENCE SCALE IN INCHES
 0 1 2 3
 Sheet 1 of 15
 DATE




 REVISIONS DESCRIPTION
 SQUARE RUNOFF
 ITEM ACRES
 FOOTAGE COEFFICIENT

EXISTING:
 Buildings / Structures 319,295 7.33 0.95
 Parking/Driveways 649,044 14.90 0.95

 Total Existing Impervious 968,339 22.23
 Total Existing Pervious 652,964 14.99
 No.
 Total 1,621,303 37.22

 PH: 928.255.0410



 www.imegcorp.com




 323 N. LEROUX STREET



 SUITE 201



 FLAGSTAFF, AZ 86001




 PALMER INSTITUTIONAL CAMPUS OVERALL EXISTING CONDITIONS
 DAVENPORT, IOWA




 IMEG Project No:
 25003972.01
 File Name:
 25003972.01-EXISTING
 CONDITIONS.dwg
 C COPYRIGHT 2025
 ALL RIGHTS RESERVED
 Field Book No: ####
 Drawn By: WRC
 Checked By: AEK
 Date: 12/23/2025

 C-1
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 FLAGSTAFF, AZ 86001




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 DAVENPORT, IOWA
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 DAVENPORT, IOWA




 IMEG Project No:
 25003972.01
 File Name:
 25003972.01-EXISTING
 CONDITIONS.dwg
 W C COPYRIGHT 2025
 ALL RIGHTS RESERVED
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 Field Book No: ####
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 Date: 12/23/2025

 C-3
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 DATE




 GENERAL NOTES
 1. ALL INFORMATION WAS GATHERED BY MULTIPLE
 RESOURCES AND LOCATION OF ALL FEATURES




 REVISIONS DESCRIPTION
 SHOWN IS APPROXIMATE.

 2. ANY AND ALL PROPERTIES INCLUDED WITHIN THE
 BOUNDARIES OF THIS IC, THAT DO NOT HAVE
 PROPOSED FURTHER USED SPECIFIED ON THE LAND
 USE PLAN AND/OR ON THE DATA SHEET, MAY
 CONTINUE TO BE USED AS THEY CURRENTLY EXIST
 AND/OR AS PERMITTED UNDER THE IC ZONING
 CLASSIFICATION. SAID PROPERTIES MAY ALSO BE
 USED FOR OPEN SPACE PURPOSES IN THE EVENT OF
 DEMOLITION OF AN EXISTING BUILDING OR GROUP
 OF BUILDINGS. ALL DEMOLITION SITES SHALL BE
 FILLED, GRADED LEVEL, AND AT A MINIMUM SHALL
 BE RESTORED WITH PLATED GRASS SEED OR SOD.

 3. FENCE LOCATIONS AND OPENINGS DEPICTED ON
 THE MAP MAY BE ADJUSTED BASED ON
 NEIGHBORHOOD INPUT AND/OR FURTHER REVIEW
 DURING THE PRE-CONSTRUCTION PHASE.

 LEGEND

 PROPOSED LANDSCAPE


 PROPOSED BUILDING


 PROPOSED PAVEMENT


 PROPOSED SIDEWALK
 No.

 EXISTING PARKING


 PROPOSED PARKING


 PH: 928.255.0410



 www.imegcorp.com




 SQUARE RUNOFF
 ITEM ACRES
 FOOTAGE COEFFICIENT
 323 N. LEROUX STREET

EXISTING:
 SUITE 201
 Buildings / Structures 319,295 7.33 0.95
 Parking/Driveways 649,044 14.90 0.95 FLAGSTAFF, AZ 86001




 Total Existing Impervious 968,339 22.23
 Total Existing Pervious 652,964 14.99

 Total 1,621,303 37.22
PROPOSED:
 Buildings / Structures 359,370 8.25 0.95
 Parking Lots / Driveways 727,452 16.70 0.95
 Enhanced Palmer Drive 14,590 0.33 0.95
 Enhanced Campus Corridors 32,396 0.74 0.95




 PALMER INSTITUTIONAL CAMPUS
 Total Proposed Impervious 1,133,808 26.03




 OVERALL LAND USE PLAN
 Total Proposed Pervious 534,481 12.27

 Total 1,668,289 38.29




 DAVENPORT, IOWA




 IMEG Project No:
 25003972.01
 File Name:
 25003972.01-Landuse Plan.dwg

 C COPYRIGHT 2025
 ALL RIGHTS RESERVED
 Field Book No: ####
 Drawn By: WRC
 Checked By: AEK
 Date: 12/23/2025

 C-4
 Sheet 5 of 15
 DATE




 GENERAL NOTES
1. ALL INFORMATION WAS GATHERED BY MULTIPLE
 RESOURCES AND LOCATION OF ALL FEATURES
 SHOWN IS APPROXIMATE.




 DESCRIPTION
2. ANY AND ALL PROPERTIES INCLUDED WITHIN THE




 REVISIONS
 BOUNDARIES OF THIS IC, THAT DO NOT HAVE
 PROPOSED FURTHER USED SPECIFIED ON THE LAND
 USE PLAN AND/OR ON THE DATA SHEET, MAY
 CONTINUE TO BE USED AS THEY CURRENTLY EXIST
 AND/OR AS PERMITTED UNDER THE IC ZONING
 CLASSIFICATION. SAID PROPERTIES MAY ALSO BE
 USED FOR OPEN SPACE PURPOSES IN THE EVENT OF
 DEMOLITION OF AN EXISTING BUILDING OR GROUP
 OF BUILDINGS. ALL DEMOLITION SITES SHALL BE
 FILLED, GRADED LEVEL, AND AT A MINIMUM SHALL
 BE RESTORED WITH PLATED GRASS SEED OR SOD.

3. FENCE LOCATIONS AND OPENINGS DEPICTED ON
 THE MAP MAY BE ADJUSTED BASED ON
 NEIGHBORHOOD INPUT AND/OR FURTHER REVIEW
 DURING THE PRE-CONSTRUCTION PHASE.

 LEGEND

 PROPOSED LANDSCAPE


 PROPOSED BUILDING


 PROPOSED PAVEMENT


 PROPOSED SIDEWALK


 EXISTING PARKING
 No.

 PROPOSED PARKING




 PH: 928.255.0410



 www.imegcorp.com




 323 N. LEROUX STREET



 SUITE 201



 FLAGSTAFF, AZ 86001




 PALMER INSTITUTIONAL CAMPUS
 LAND USE PLAN NORTH
 DAVENPORT, IOWA




 IMEG Project No:
 25003972.01
 File Name:
 25003972.01-Landuse Plan.dwg

 C COPYRIGHT 2025
 ALL RIGHTS RESERVED
 Field Book No: ####
 Drawn By: WRC
 Checked By: AEK
 Date: 12/23/2025

 C-5
 Sheet 6 of 15
 DATE




 GENERAL NOTES
1. ALL INFORMATION WAS GATHERED BY MULTIPLE
 RESOURCES AND LOCATION OF ALL FEATURES
 SHOWN IS APPROXIMATE.




 REVISIONS DESCRIPTION
2. ANY AND ALL PROPERTIES INCLUDED WITHIN THE
 BOUNDARIES OF THIS IC, THAT DO NOT HAVE
 PROPOSED FURTHER USED SPECIFIED ON THE LAND
 USE PLAN AND/OR ON THE DATA SHEET, MAY
 CONTINUE TO BE USED AS THEY CURRENTLY EXIST
 AND/OR AS PERMITTED UNDER THE IC ZONING
 CLASSIFICATION. SAID PROPERTIES MAY ALSO BE
 USED FOR OPEN SPACE PURPOSES IN THE EVENT OF
 DEMOLITION OF AN EXISTING BUILDING OR GROUP
 OF BUILDINGS. ALL DEMOLITION SITES SHALL BE
 FILLED, GRADED LEVEL, AND AT A MINIMUM SHALL
 BE RESTORED WITH PLATED GRASS SEED OR SOD.

3. FENCE LOCATIONS AND OPENINGS DEPICTED ON
 THE MAP MAY BE ADJUSTED BASED ON
 NEIGHBORHOOD INPUT AND/OR FURTHER REVIEW
 DURING THE PRE-CONSTRUCTION PHASE.

 LEGEND

 PROPOSED LANDSCAPE


 PROPOSED BUILDING


 PROPOSED PAVEMENT


 PROPOSED SIDEWALK

 No.
 EXISTING PARKING


 PROPOSED PARKING




 PH: 928.255.0410



 www.imegcorp.com




 323 N. LEROUX STREET



 SUITE 201



 FLAGSTAFF, AZ 86001




 PALMER INSTITUTIONAL CAMPUS
 LAND USE PLAN SOUTH
 DAVENPORT, IOWA




 IMEG Project No:
 25003972.01
 File Name:
 25003972.01-Landuse Plan.dwg

 C COPYRIGHT 2025
 ALL RIGHTS RESERVED
 Field Book No: ####
 Drawn By: WRC
 Checked By: AEK
 Date: 12/23/2025

 C-6
 Sheet 7 of 15
 LOT A LOT O P27 DATE
TOTAL STALLS 36 TOTAL STALLS 37 3
AM 2 AM 13
PM 1 PM 15
 P28
 GENERAL NOTES
 4
 1. ALL INFORMATION WAS GATHERED BY MULTIPLE

 LOT B LOT P RESOURCES AND LOCATION OF ALL FEATURES
 SHOWN IS APPROXIMATE.

TOTAL STALLS 87 TOTAL STALLS 30 2. PARKING COUNTS WERE CONDUCTED BY PALMER




 REVISIONS DESCRIPTION
 STAFF ON SEPTEMBER 8TH, 2025. THE UTILIZED AM

AM 86 AM 1 P29 STALLS WERE COUNTED AT 10 AM, AND THE PM
 STALLS WERE COUNTED AT 2 PM. SMALLER
 RESIDENTIAL HOUSES AND APARTMENTS WERE NOT
PM 83 PM 2 2 INCLUDED IN THIS STUDY.

 3. FOR ALL PARKING LOTS (A-T) THE AVERAGE
 PERCENTAGE USED IN THE AM WAS 53%. THE
 AVERAGE PERCENTAGE USED IN THE PM WAS 51%.

 LEGEND
 LOT C LOT Q P30
TOTAL STALLS 43 TOTAL STALLS 23 TOTAL STALLS 5 EXISTING PARKING


AM 19 AM 0 UTILIZED 4 EXISTING PARKING


PM 14 PM 0
 9TH ST
 P36 TOTAL STALLS 12
 LOT D LOT R 9 UTILIZED 8
TOTAL STALLS 36 TOTAL STALLS 64
 No.
AM 31 AM 59
PM 28 PM 58 P41 PALMER DR
 TOTAL STALLS 6 TOTAL STALLS 23
 PH: 928.255.0410
 UTILIZED 6 UTILIZED 23
 LOT E LOT T
 www.imegcorp.com
TOTAL STALLS 8 TOTAL STALLS 24
AM 5 AM 10 P42 12TH ST
PM 5 PM 8 TOTAL STALLS 4 TOTAL STALLS 19
 UTILIZED 2 UTILIZED 6
 323 N. LEROUX STREET



 SUITE 201
 LOT F P4
TOTAL STALLS 60 TOTAL STALLS 4 P43 TOTAL STALLS FLAGSTAFF, AZ 86001
AM 19 AM 4 6
PM 23 PM 4
 1436

 P44
 LOT G P5 (ARGYLE APTS) 4
TOTAL STALLS 128 TOTAL STALLS 28
AM 108 AM 24
PM 107 PM 23 P45
 2




 EXISTING CAMPUS PARKING DATA
 PERRY APT (520)




 PALMER INSTITUTIONAL CAMPUS
 LOT H
TOTAL STALLS 25 TOTAL STALLS 86 MAIN ST
AM 22 AM 37 TOTAL STALLS 70
PM 19 PM 34 UTILIZED 70




 DAVENPORT, IOWA
 LOT I PERRY APT (521) BRADY ST
TOTAL STALLS 16 TOTAL STALLS 55 21
AM 8 AM 22
PM 9 PM 26
 PERRY ST
 TOTAL STALLS 95
 LOT K UTILIZED 92
 P6
TOTAL STALLS 61 TOTAL STALLS 6
AM 54 UTILIZED 3
 PERSHING AVE
PM 54
 TOTAL STALLS 49
 P13 UTILIZED 12
 LOT M 9
TOTAL STALLS 133
 6TH ST
AM 31
 P14 TOTAL STALLS 23
PM 32
 4 UTILIZED 7


 LOT N IMEG Project No:
 7TH ST 25003972.01
TOTAL STALLS 31 P15 File Name:
 TOTAL STALLS 24
AM 21 6 25003972.01-Parking
 Count-Existing.dwg
 UTILIZED 4 C COPYRIGHT 2025
 ALL RIGHTS RESERVED
PM 18
 Field Book No: ####
 Drawn By: WRC
 P16
 8TH ST Checked By: AEK
 4 Date: 12/23/2025
 TOTAL STALLS 11
 UTILIZED 9 C-7
 Sheet 8 of 15
 LOT C LOT R P41 DATE

TOTAL STALLS 70 TOTAL STALLS 346 TOTAL STALLS 6
AM AM UTILIZED 6
PM PM
 GENERAL NOTES
 P42
 1. ALL INFORMATION WAS GATHERED BY MULTIPLE
 RESOURCES AND LOCATION OF ALL FEATURES
 LOT D LOT T TOTAL STALLS 4 SHOWN IS APPROXIMATE.

TOTAL STALLS 36 TOTAL STALLS 24 UTILIZED 2 2. PARKING COUNTS WERE CONDUCTED BY PALMER




 REVISIONS DESCRIPTION
 STAFF ON SEPTEMBER 8TH, 2025. THE UTILIZED AM
 STALLS WERE COUNTED AT 10 AM, AND THE PM
AM 31 AM 10 STALLS WERE COUNTED AT 2 PM. SMALLER
 RESIDENTIAL HOUSES AND APARTMENTS WERE NOT
PM 28 PM 6 INCLUDED IN THIS STUDY.

 LEGEND
 P43
 12 PROPOSED PARKING

 LOT E P4
 EXISTING PARKING
TOTAL STALLS 78 TOTAL STALLS 4
 PROPOSED PARKING
AM AM 4 P44
PM PM 4 4



 LOT F P5 (ARGYLE APTS) P45
TOTAL STALLS 155 TOTAL STALLS 28 2
 No.
AM AM 24
PM PM 23
 MAIN ST
 PH: 928.255.0410
 TOTAL STALLS 70
 www.imegcorp.com
 LOT H PERRY APT (520) UTILIZED 70
TOTAL STALLS 42 TOTAL STALLS 86
AM AM 37
PM PM 37 BRADY ST
 21
 323 N. LEROUX STREET



 SUITE 201
 LOT I PERRY APT (521)
 FLAGSTAFF, AZ 86001
TOTAL STALLS 16 TOTAL STALLS 55 PERRY ST
AM 8 AM 22 TOTAL STALLS 95
PM 9 PM 26 UTILIZED 92




 PALMER COLLEGE OF CHIROPRACTIC INSTITUTIONAL CAMPUS
 LOT G P6 PERSHING AVE
TOTAL STALLS 50 TOTAL STALLS 6 TOTAL STALLS 49
AM 48 UTILIZED 3 UTILIZED 12
PM 47




 PROPOSED CAMPUS PARKING DATA
 P13 6TH ST
 LOT M 9 TOTAL STALLS 23
TOTAL STALLS 133 UTILIZED 7
AM 31
PM 32 P14
 4 7TH ST




 DAVENPORT, IOWA
 TOTAL STALLS 24
 LOT N UTILIZED 4
TOTAL STALLS 31 P15
AM 21 6
PM 18 8TH ST
 TOTAL STALLS 11
 P27 UTILIZED 9
 LOT O 3
TOTAL STALLS 37
AM 13 9TH ST
PM 15 P28 TOTAL STALLS 12
 4 UTILIZED 8

 LOT P
TOTAL STALLS 30 P29 PALMER DR
AM 1 2 0
PM 2

 P36 12TH ST IMEG Project No:
 25003972.01
 LOT Q 9 TOTAL STALLS 19 File Name:
TOTAL STALLS 23 UTILIZED 6 25003972.01-Parking
 Count-Proposed.dwg
 C COPYRIGHT 2025
 ALL RIGHTS RESERVED
AM 0 Field Book No: ####
PM 0 Drawn By: WRC
 TOTAL STALLS Checked By: AEK
 Date: 12/23/2025
 1630
 C-8
 Sheet 9 of 15
 DATE




 L R W
 R
 GENERAL NOTES
 W
 1. ALL INFORMATION WAS GATHERED BY MULTIPLE
 RESOURCES AND LOCATION OF ALL FEATURES
 SHOWN IS APPROXIMATE.




 REVISIONS DESCRIPTION
 LEGEND
 W


 PROPOSED LANDSCAPE


 PROPOSED BUILDING


 W PROPOSED PAVEMENT
 L R

 PROPOSED SIDEWALK


 EXISTING PARKING


 PROPOSED PARKING

 SOIL CLASSIFICATION LINE



 SOIL CLASSIFICATION



 L LOADING AREA


 R RECEIVING AREA No.

 W WASTE COLLECTION POINT
 W




 PH: 928.255.0410
 L



 www.imegcorp.com




 323 N. LEROUX STREET
L R




 SUITE 201
 W
 L R




 FLAGSTAFF, AZ 86001




 PALMER COLLEGE OF CHIROPRACTIC INSTITUTIONAL CAMPUS
 W




 W


 L R




 W




 IC AREAS AND SOILS
 L R


 W
 L R




 DAVENPORT, IOWA
 W
 L R


 W
 L R




 IMEG Project No:
 25003972.01
 File Name:
 25003972.01-Site Areas Soils &
 Grading.dwg
 C COPYRIGHT 2025
 ALL RIGHTS RESERVED
 Field Book No: ####
 Drawn By: WRC
 Checked By: AEK
 Date: 12/23/2025
 W

 W

 C-9
 Sheet 10 of 15
 DATE




 GENERAL NOTES
1. ALL INFORMATION WAS GATHERED BY MULTIPLE
 RESOURCES AND LOCATION OF ALL FEATURES
 SHOWN IS APPROXIMATE.




 REVISIONS DESCRIPTION
 LEGEND

 PROPOSED LANDSCAPE


 PROPOSED BUILDING


 PROPOSED PAVEMENT


 PROPOSED SIDEWALK


 EXISTING PARKING


 PROPOSED PARKING

 STORM MANHOLE
 STORM INLET
 STORM INLET

 STORM DOUBLE INLET
 SANITARY MANHOLE
 HYDRANT
 ELECTRIC MANHOLE
 TELEPHONE PEDESTAL No.
 SANITARY SEWER
 STORM SEWER
 WATER LINE
 OVERHEAD ELECTRIC
 UNDERGROUND ELECTRIC

 PH: 928.255.0410
 GAS LINE
 TELEPHONE LINE



 www.imegcorp.com
 FIBER OPTIC CABLE




 323 N. LEROUX STREET



 SUITE 201



 FLAGSTAFF, AZ 86001




 PALMER COLLEGE OF CHIROPRACTIC INSTITUTIONAL CAMPUS
 SITE UTILITY PLAN - NORTH
 DAVENPORT, IOWA




 IMEG Project No:
 25003972.01
 File Name:
 25003972.01-Site Utility Plan.dwg

 C COPYRIGHT 2025
 ALL RIGHTS RESERVED
 Field Book No: ####
 Drawn By: WRC
 Checked By: AEK
 Date: 12/23/2025


 C-10
 Sheet 11 of 15
 DATE




 GENERAL NOTES
1. ALL INFORMATION WAS GATHERED BY MULTIPLE
 RESOURCES AND LOCATION OF ALL FEATURES
 SHOWN IS APPROXIMATE.




 REVISIONS DESCRIPTION
 LEGEND

 PROPOSED LANDSCAPE


 PROPOSED BUILDING


 PROPOSED PAVEMENT


 PROPOSED SIDEWALK


 EXISTING PARKING


 PROPOSED PARKING

 STORM MANHOLE
 STORM INLET
 STORM INLET

 STORM DOUBLE INLET
 SANITARY MANHOLE
 HYDRANT
 ELECTRIC MANHOLE
 TELEPHONE PEDESTAL No.
 SANITARY SEWER
 STORM SEWER
 WATER LINE
 OVERHEAD ELECTRIC


 PH: 928.255.0410
 UNDERGROUND ELECTRIC
 GAS LINE
 TELEPHONE LINE


 www.imegcorp.com
 FIBER OPTIC CABLE




 323 N. LEROUX STREET



 SUITE 201



 FLAGSTAFF, AZ 86001




 PALMER COLLEGE OF CHIROPRACTIC INSTITUTIONAL CAMPUS
 SITE UTILITY PLAN - SOUTH
 DAVENPORT, IOWA




 IMEG Project No:
 25003972.01
 File Name:
 25003972.01-Site Utility Plan.dwg

 C COPYRIGHT 2025
 ALL RIGHTS RESERVED
 Field Book No: ####
 Drawn By: WRC
 Checked By: AEK
 Date: 12/23/2025


 C-11
 Sheet 12 of 15
 DATE




 GENERAL NOTES
1. ALL INFORMATION WAS GATHERED BY MULTIPLE
 RESOURCES AND LOCATION OF ALL FEATURES
 SHOWN IS APPROXIMATE.




 REVISIONS DESCRIPTION
 LEGEND

 PROPOSED LANDSCAPE


 PROPOSED BUILDING


 PROPOSED PAVEMENT


 PROPOSED SIDEWALK


 SLOPES > 10%


 EXISTING PARKING


 PROPOSED PARKING


 CONTOUR


 DRAINAGE DIRECTION



 No.




 PH: 928.255.0410



 www.imegcorp.com




 323 N. LEROUX STREET



 SUITE 201



 FLAGSTAFF, AZ 86001




 PALMER COLLEGE OF CHIROPRACTIC INSTITUTIONAL CAMPUS
 GRADING AND DRAINAGE - NORTH
 DAVENPORT, IOWA




 IMEG Project No:
 25003972.01
 File Name:
 25003972.01-Site Areas Soils &
 Grading.dwg
 C COPYRIGHT 2025
 ALL RIGHTS RESERVED
 Field Book No: ####
 Drawn By: WRC
 Checked By: AEK
 Date: 12/23/2025


 C-12
 Sheet 13 of 15
 DATE




 GENERAL NOTES
1. ALL INFORMATION WAS GATHERED BY MULTIPLE
 RESOURCES AND LOCATION OF ALL FEATURES
 SHOWN IS APPROXIMATE.




 REVISIONS DESCRIPTION
 LEGEND

 PROPOSED LANDSCAPE


 PROPOSED BUILDING


 PROPOSED PAVEMENT


 PROPOSED SIDEWALK


 SLOPES > 10%


 EXISTING PARKING


 PROPOSED PARKING


 CONTOUR


 DRAINAGE DIRECTION



 No.




 PH: 928.255.0410



 www.imegcorp.com




 323 N. LEROUX STREET



 SUITE 201



 FLAGSTAFF, AZ 86001




 PALMER COLLEGE OF CHIROPRACTIC INSTITUTIONAL CAMPUS
 GRADING AND DRAINAGE - SOUTH
 DAVENPORT, IOWA




 IMEG Project No:
 25003972.01
 File Name:
 25003972.01-Site Areas Soils &
 Grading.dwg
 C COPYRIGHT 2025
 ALL RIGHTS RESERVED
 Field Book No: ####
 Drawn By: WRC
 Checked By: AEK
 Date: 12/23/2025


 C-13
 Sheet 14 of 15
 DATE
 APPROXIMATE OVERALL AREA USE DESCRIPTION APPROXIMATE OVERALL AREA USE DESCRIPTION
 Coverage Type - Initial Coverage Type - Proposed Structure Gross Floor Building Coverage Type - Initial Coverage Type - Proposed
 Structure Gross Building Parcel Area Structure Stories Existing Use Property Name Parcel Size
Area Structure Stories Existing Use Property Name Footprint Area Height
 Footprint Floor Area Height Size Impervious Pervious Impervious Pervious
 Impervious Pervious Impervious Pervious
 Lot C 4,284 - 4,284 Future Lot C Future Lot C - 0.00 0.10
 (SF) (SF) (FT) (ac) (ac) (ac) (ac) (ac) AL3 2,762 - 2,762 Paved Alley - - 0.06 0.06
 1 43,374 - 43,374 - 1.62 1.00 0.62 1.00 0.62 44 Non-Building 0.40 0.12 0.07
 P1 Lot M Lot M - 2,177 - 2,177 - - 0.05 0.00
 2 1,869 - 1,869 - 0.09 0.04 0.05 0.04 0.05 Campus
 3 - - - - Empty Lot - - 0.08 0.00 0.08 0.00 0.08 7,437 Campus Center 0.17 0.17
 1,074 1,074 Storage Palmer College of Chiropractic
 B1 1 - 0.02 0.02 45 B23 5,617 5 58,136 Campus Center 65 0.27 0.13 0.14 0.13 0.14
 Campus
 4 B2 96 1 96 Shed 748 North Main St. - 0.17 0.00 0.10 0.00 0.10 2,716 Campus Center 0.06 0.06
 P2 2,065 - 2,065 Paved Surface - 0.05 0.05 46 Non-Building 0.26 0.10 0.10
 - 4,526 - 4,526 - - 0.10 0.10




 REVISIONS DESCRIPTION
 5 - - - - Empty Lot - - 0.17 0.00 0.17 0.00 0.17 Campus
 6 - - - - Empty Lot - - 0.15 0.00 0.15 0.00 0.15 B24 6,043 4 26,910 Research Center 40 0.14 0.14
 47 0.97 0.48 0.48
 7 - - - - Empty Lot - - 0.17 0.00 0.17 0.00 0.17 P23 15,381 - 15,381 Lot N - 0.35 0.35
 8 - - - - Empty Lot - - 0.13 0.00 0.13 0.00 0.13 B25 3,108 3 9,324 Apartment Housing 48 0.08 0.08
 48 0.53 0.11 0.11
 9 - - - - Empty Lot - - 0.18 0.00 0.18 0.00 0.18 P24 14,869 - 14,869 Lot O Palmer College of Chiropractic - 0.34 0.34
10 - - - - Empty Lot - - 0.18 0.00 0.18 0.00 0.18 B26 1,098 1 1,098 Residential Housing Campus 16 0.03 0.03
 49 0.19 0.07 0.07
11 - - - - Empty Lot - - 0.17 0.00 0.17 0.00 0.17 P25 4,045 - 4,045 Lot O - 0.09 0.09
12 - - - - Empty Lot - - 0.14 0.00 0.14 0.00 0.14 B27 4,608 2 6,912 Apartment Housing 30 0.11 0.11
 50 0.55 0.30 0.30
13 - - - - Empty Lot - - 0.14 0.00 0.14 0.00 0.14 P26 6,315 - 6,315 Lot O - 0.14 0.14
 B3 28,375 2 43,758 Fitness Center 40 0.65 0.65 B28 1,509 2 2,600 Residential Housing - - 0.04 0.04
 B4 23,608 2 55,114 Classroom Building 38 0.54 0.54 51 B29 356 1 356 Garage - - 0.17 0.01 0.06 0.01 0.06
 B5 16,620 3 51,343 Library 40 0.38 0.38 P27 2,650 - 2,650 Paved Area - - 0.06 0.06
 B6 8,502 4 36,987 Admin Building 65 0.20 0.20 B30 1,424 2 2,825 Residential Housing - - 0.03 0.03
 52 0.17 0.09 0.09
 B7 22,560 3 81,240 West Hall 40 0.52 0.52 P28 2,273 - 2,273 Paved Area - - 0.05 0.05
 B8 11,540 2 19,035 Chemistry Building Palmer College of Chiropractic 34 0.26 0.26 B31 1,643 2 2,888 Residential Housing - - 0.04 0.04
14 Campus 6.71 1.71 1.71 53 0.20 0.10 0.10
 B9 6,416 3 20,918 Memoral Building 38 0.15 0.15 P29 2,608 - 2,608 Paved Area - - 0.06 0.06
 B10 6,130 3 12,718 Palmer Mansion 48 0.14 0.14 Lot C 13,136 - 13,136 Future Lot C Future Lot C - 0.00 0.30
 P3 15,101 - 15,101 Lot D - 0.35 0.35
 54
 P30 5,750 - 5,750 Paved Area - -
 0.34
 0.13
 0.21
 0.00
 0.04 No.
 P4 4,077 - 4,077 Parking Lot - 0.09 0.09 55 B32 836 1 836 Garage - - 0.17 0.02 0.15 0.02 0.15
 Non-Building 56 P31 6,965 - 6,965 Parking Lot - - 0.18 0.16 0.02 0.16 0.02
 - 74,892 - 74,892 - 1.72 1.72
 Campus 11,322 27,736
 B33 3 Residential Hall 44 0.26 0.26
 Perry Hill Housing
 PH: 928.255.0410
 AL1 8,880 - 8,880 Paved Alley - - 0.20 0.20 57 0.92 0.26 0.26
 P32 17,387 - 17,387 Parking Lot - 0.40 0.40
 Non-Building
 - 839 - 839 Campus - - 0.02 0.00 P33 7836 - 7836 Lot I - 0.18 0.18
15 0.97 0.75 0.28 58 8 Gables 0.37 0.10 0.10
 www.imegcorp.com
 B34 3,986 2 7,972 Student Housing 26 0.09 0.09
 Lot E 11,346 - 11,346 Future Lot E - 0.00 0.26
 B35 2,840 2 5,608 Student Housing 26 0.07 0.07
 B46 9,773 3 29,319 Future Housing 40 0.00 0.23 59 - 0.15 0.03 0.03
 Future Palmer Housing P34 2,147 - 2,147 Paved Area - 0.05 0.05
 B46 953 3 29,319 Future Housing 40 0.00 0.02
 2,606 2,606 60 B36 2,589 2 4,976 Student Housing - 26 0.25 0.06 0.19 0.06 0.19
16 Lot E - Future Lot E - 0.17 0.00 0.17 0.06 0.09
 Empty Lot TF1 60,702 - 60,702 Turf Field 1.39 1.39
 - - - - - - 0.00 0.00 Palmer College of Chiropractic
 Empty Lot 61 Non-Building Campus - 1.68 0.18 0.18
 - - - - - - 0.00 0.00 - 4,672 - 4,672 0.11 0.11
 323 N. LEROUX STREET
 Campus
17 Lot E 2,948 - 2,948 Future Lot E - - 0.19 0.00 0.19 0.07 0.07
 Lot R 29,985 - 29,985 Future Lot R Future Lot R - 0.00 0.69
 B47 2,229 - 2,229 Future Housing - - 0.00 0.05
 SUITE 201
 B37 25,003 4 96,529 Student Housing 40 0.57 0.57
 B47 3,250 - 3,250 Future Housing - - 0.00 0.07 62 3.59 1.39 1.38
 P35 66,570 - 66,570 Lot G VanDuyne Hall - 1.53 0.85
18 Lot E 3,326 - 3,326 Future Lot E - - 0.21 0.00 0.21 0.08 0.06
 FLAGSTAFF, AZ 86001
 AL4 4,242 - 4,242 Paved Alley - 0.10 0.10
 - - - - Empty Lot - - 0.00 0.00
 B38 3,760 2 4,874 Residential Housing - - 0.08 0.00
 B47 5,246 - 5,246 Future Housing - - 0.00 0.12
19 0.31 0.31 0.19 63 P36 3,156 - 3,156 Parking Lot - - 0.16 0.07 0.01 0.00 0.00
 - - - - Empty Lot - - 0.00 0.00
 Lot R 6,784 - 6,784 Future Lot R Future Lot R - 0.00 0.16
 Lot E 6,719 - 6,719 Future Lot E - - 0.00 0.15
20 0.20 0.18 0.05 Lot R 4,872 - 4,872 Future Lot R Future Lot R - 0.00 0.11




 PALMER COLLEGE OF CHIROPRACTIC INSTITUTIONAL CAMPUS
 - - - - Empty Lot - - 0.02 0.00 64 0.16 0.04 0.05
 8,851 8,851 P37 5,337 - 5,337 Lot K Lot K - 0.12 0.00
21 - - - 0.24 0.20 0.04 0.20 0.04
 P5 Parking Lot Lot R 12,984 - 12,984 Future Lot R Future Lot R - 0.00 0.30
 3,821 - 3,821 - - 0.09 0.09 65 0.31 0.05 0.01
22 0.36 0.13 0.13 P38 11,189 - 11,189 Lot K Lot K - 0.26 0.00
 B11 5,996 4 23,984 Residential Housing Argyle Apartments 48 0.14 0.14
 2,652 8,329 Lot R 8,036 - 8,036 Future Lot R Future Lot R - 0.00 0.18
 B12 3 Resident Hall 36 0.06 0.06 66 0.21 0.07 0.03
23 Brady Manor 0.22 0.06 0.06 P39 6,064 - 6,064 Lot K Lot K - 0.14 0.00
 P6 4,408 - 4,408 Parking Lot - 0.10 0.10
 5,830 5,830 Office Building Lot R 26,101 - 26,101 Future Lot R Future Lot R - 0.00 0.60
 B13 1 - 0.13 0.13 67 0.68 0.22 0.08
24 Palmer Alumni Office 0.60 0.21 0.21 P40 20,000 - 20,000 Lot R Lot R - 0.46 0.00
 P10 11,561 - 11,561 Lot T - 0.26 0.26
 B14 22,132 4 123,046 Office Building 86 0.51 0.51 Lot R 8,703 - 8,703 Future Lot R Future Lot R - 0.00 0.21
25 P11 9,306 - 9,306 Lot P - 1.12 0.21 0.18 0.21 0.18 68 - - - - Empty Lot - - 0.26 0.00 0.21 0.00 0.00
 Vickie Anne Palmer Hall
 P12 9,640 - 9,640 Lot Q - 0.22 0.22 AL5 2,069 - 2,069 Paved Alley - - 0.05 0.05
 B15 7,740 1 7,740 Retail Store - 0.18 0.18 Lot R 6,633 - 6,633 Future Lot R Future Lot R - 0.00 0.15
 69 0.21 0.21 0.06
26 P13 7,176 - 7,176 Parking Lot Brady Home Furniture - 0.58 0.16 0.03 0.16 0.03 - - - - Empty Lot - - 0.00 0.00
 9,292 9,292 Paved Alley - Lot R 2,336 2,336 Future Lot R Future Lot R - 0.00 0.05
 AL2 - 0.21 0.21 70 0.06 0.06 0.01
 B16 1,287 1.5 1,860 Residential Housing - 0.03 0.03 - - - - Empty Lot - - 0.00 0.00
27 - 0.11 0.07 0.07 Lot R 2,210 - 2,210 Future Lot R Future Lot R - 0.00 0.05
 B17 576 1 576 Garage - 0.01 0.01 71 0.06 0.06 0.01
 B18 1,240 2 2,468 Barber Shop - 0.03 0.03 - - - - Empty Lot - - 0.00 0.00
28 Gios Barber Shop 0.10 0.00 0.00 Lot R 1,904 - 1,904 Future Lot R Future Lot R - 0.00 0.04
 P14 3,050 - 3,050 Paved Area - 0.07 0.07




 DATA SHEET
 72 0.05 0.05 0.01




 DAVENPORT, IOWA
 B19 1,640 2 2,915 Retail Store Michael's Chiropractic - 0.04 0.04 - - - - Empty Lot - - 0.00 0.00
29 Equipment 0.13 0.01 0.01 Lot R 1,467 - 1,467 Future Lot R Future Lot R - 0.00 0.03
 P15 3,300 - 3,300 Parking Lot - 0.08 0.08 73 0.05 0.05 0.02
 B20 1,333 2 2,693 Apartment Housing - 0.03 0.00 - - - - Empty Lot - - 0.00 0.00
 - P41 3,233 - 3,233 Parking Lot - 0.07 0.07
30 P16 1,133 - 1,133 Parking Lot - 0.15 0.03 0.09 0.00 0.06
 Lot H 3,916 - 3,916 Future Lot H - 0.00 0.09 74 P42 2,256 2,256 Parking Lot - 0.56 0.05 0.25 0.05 0.25
 Future Lot H Palmer Villas
 Lot H 6,687 - 6,687 Future Lot H 0.00 0.15 8,200 0.19 0.19
31 0.21 0.06 0.06 B39 3 27,736 Student Housing 44
 P17 6,620 - 6,620 Lot H Existing Lot H - 0.15 0.00 75 4,219 0.16 0.10 0.06 0.10 0.06
 Lot H 6,608 - 6,608 Future Lot H Future Lot H - 0.00 0.15 B40 3,228 3 9,696 Student Housing 38 0.07 0.07
32 B21 4,800 2 6,600 Classroom Building 26 0.21 0.11 0.02 0.00 0.06 76 B41 1,440 1 1,440 Garage Palmer Roslyn - 0.33 0.03 0.10 0.00 0.07
 North Hall 5,489 5,489 Parking Lot
 P18 3,600 - 3,600 Lot E - 0.08 0.00 P43 - - 0.13 0.19
 Lot F 7,053 - 7,053 Future Lot F Future Lot F - 0.00 0.16 B42 1,864 2 2,796 Residential Housing - - 0.04 0.04
33 0.21 0.21 0.05 77 0.21 0.11 0.11
 - - - - Empty Lot - - 0.00 0.00 P44 2,488 - 2,488 Parking Lot - - 0.06 0.06
 Lot F 8,503 - 8,503 Future Lot F Future Lot F - 0.00 0.19 B43 1,734 2 2,620 Residential Housing - - 0.04 0.04
34 0.21 0.21 0.02
 - - - - Empty Lot - - 0.00 0.00 78 B44 704 1 704 Garage - - 0.19 0.02 0.11 0.02 0.11
 Lot F 8,237 - 8,237 Future Lot F Future Lot F - 0.00 0.19 P45 782 - 782 Paved Area - - 0.02 0.02
35 0.21 0.21 0.02
 - - - - Empty Lot - - 0.00 0.00 79 AL6 968 - 968 Paved Alley - - 0.18 0.02 0.16 0.02 0.16
 Lot F 12,525 - 12,525 Future Lot F Future Lot F - 0.00 0.29 80 - 7,074 - 7,074 Empty Lot - 0.16 0.00 0.16 0.00 0.16
36 0.33 0.33 0.04
 - - - - Empty Lot - - 0.00 0.00 B45 11,536 3 28,310 Student Housing 40 0.26 0.26
 Lot F 20,459 - 20,459 Future Lot F Future Lot F - 0.00 0.47 81 P46 12,091 - 12,091 Parking Lot Perry Hill Housing - 0.97 0.28 0.31 0.28 0.31
37 0.55 0.05 0.08
 P19 21,704 - 21,704 Lot F Existing Lot F - 0.50 0.00 P47 5,388 - 5,388 Parking Lot - 0.12 0.12
 Lot F 3,860 - 3,860 Future Lot F Future Lot F - 0.00 0.09 82 P48 5,035 - 5,035 Parking Lot - - 0.14 0.12 0.02 0.12 0.02
38 0.10 0.10 0.01
 - - - - Empty Lot - - 0.00 0.00
 Plaza 2,631 - 2,631 Future Plaza - 0.00 0.06
 Total Area 37.22 22.23 14.99 24.95 12.27
39
 P20 5,717 - 5,717 Lot A -
 0.17
 0.13
 0.04
 0.00
 0.11 Gross Area
 Building Pavement Pervious Total
40
 Plaza 547 - 547 Future Plaza -
 0.07
 0.00
 0.03
 0.01
 0.06
 Coverage
 P20 1,925 - 1,925 Lot A - 0.04 0.00
 Plaza 547 - 547 Future Plaza - 0.00 0.01
 (ac) (ac) (ac) (ac) IMEG Project No:
41 0.07 0.03 0.06 Approximate additional impervious area from abandoned 25003972.01
 P20 1,924 - 1,924 Lot A - 0.04 0.00
 Initial 7.33 14.90 14.99 37.22 File Name:
 Plaza 5,722 - 5,722 Future Plaza - 0.00 0.13 streets = 1.07 acres 25003972.01-COVER AND
 B48 14,870 2 47,396 Future Palmer Forum Palmer College of Chiropractic 48 0.00 0.34 Proposed Total Impervious = 26.03
42 15,870 15,870
 Campus 1.07 0.36 0.25
 8.25 16.70 12.27 37.22 acres
 DETAILS.dwg
 C COPYRIGHT 2025
 P20 - Lot A - 0.36 0.00 ALL RIGHTS RESERVED

 15,246 59,541 Academic Health Field Book No: ####
 B22 3 48 0.35 0.35
 Center
 Drawn By: WRC
 Plaza 14,744 - 14,744 Future Plaza - 0.00 0.34
 B48 14,192 2 47,396 Future Palmer Forum 48 0.00 0.34 Checked By: AEK
 Lot C 11,174 - 11,174 Future Lot C - 0.00 0.26 Date: 12/23/2025
 43 Academic Health 1.58 0.31 0.53
 B22 4,601 3 59,541 48 0.11 0.11
 P21 34,671 - 34,671
 Center
 Lot B Lot B - 0.79 0.00 C-14
 P22 15,981 - 15,981 Lot C Lot C - 0.37 0.00 Sheet 15 of 15
Addendum 4 - IC Boundary:

The Institutional Campus has the following legal description: Part of the Northwest Quarter of Section
25, Township 78 North, Range 3 East and the Northeast and Southeast Quarter Section 26, Township 28
North, Range 3 East of the 5th Principal Meridian, Scott County, Iowa, more particularly described as
follows:

Beginning at the intersection of the centerlines of Main Street and Palmer Drive; thence east along said
centerline of Palmer Drive to the centerline of Brady Street; thence North along said centerline of Brady
Street to the north property line of 1129 Brady Street extended westerly to the centerline of Brady
Street; thence East along said north property line and its extensions westerly and easterly to the
centerline of a public alley; thence North along said centerline of said public alley to the centerline of
East 12th Street; thence East along said centerline of East 12 Street to the centerline of Pershing
Avenue; thence South along said centerline of Pershing Avenue to the south property line of 822
Pershing Avenue extended easterly to the centerline of Pershing Avenue; thence West along said south
property line and its extensions easterly and westerly to the centerline of a public alley; thence South
along said centerline of a public alley to the south property line of 725 Perry Street extended easterly;
thence west along the south line of 725 Perry Street and its extension westerly to the centerline of Perry
Street; thence South along said centerline of Perry Street to the south property line of 711 Brady Street
extended easterly to the centerline of Perry Street; thence west along said south property line and its
easterly extension to the east property line of 707 Brady Street; thence south along said east property
line and its northernly extension to the north property line of 705 Brady Street; thence south along said
east property line of 705 Brady Street and its northernly extension to the north property line of 701
Brady Street; thence south along said east property line and its northernly extension to the centerline of
East 7th Street; thence West along said centerline of East 7th Street to the centerline of Brady Street;
thence South along said centerline of Brady Street to the centerline of a public alley extended easterly
to centerline of Brady Street; thence West along said centerline of a public alley and its westerly
extension to the centerline of Main Street; thence North along said centerline of Main Street to the
south property line of 704 Main Street extended easterly to the centerline of Main Street; thence west
along said south property line and its extensions easterly and westerly to the centerline of a public alley;
thence North along said centerline of a public alley to the south property line of 705 Harrison Street
extended easterly to the centerline of a public alley; thence West along said south property line and its
extensions easterly and westerly to the centerline of Harrison Street; thence North along said centerline
of Harrison Street to the centerline of West 8th Street extended westerly to centerline of Harrison
Street; thence East along said centerline of West 8th Street to the centerline of Main Street; thence
North along said centerline of Main Street to the Point of Beginning at the intersection of the centerlines
of Main Street and Palmer Drive.

Properties excluded from the above-described IC boundary are as follows: 805 Brady Street.
Addendum 5 - Existing and Proposed Building Data Summary:

A map showing the location of the existing and proposed buildings within the campus boundary can be
seen on sheets C-1 through C-6. The summary of building areas, number of stories, and gross floor
areas can be seen below:
 Footprint Student Housing
 Name (sf) Stories Gross Area (sf) Height (ft) (units)
 Existing: Existing Proposed
 Academic Health Center 19,847 3 59,541 48 0 0
 Administration Building 8,502 4 36,987 65 0 0
 Argyle Apartments 5,996 4 23,984 48 31 31
 Brady Manor 2,652 3 8,329 36 3 3
 Campus Center 15,770 5 58,136 65 0 0
 Chemistry Building 11,540 2 19,035 34 0 0
 Classroom Building 23,608 2 55,114 38 0 0
 Fitness Center 28,375 2 43,758 40 0 0
 Library 16,620 3 51,343 40 0 0
 Memorial Building 6,416 3 20,918 38 0 0
 North Hall 4,800 2 6,600 26 0 0
 Palmer Alumni Office 5,830 1 5,830 15 0 0
 Palmer Mansion 6,130 3 12,718 48 0 0
  Perry Hill Residences (520 Perry St) 11,322 3 27,736 44 35 35
  Perry Hill Residences (521 Perry St) 11,536 3 28,310 40 35 35
 The Roslyn (739 Perry St) 3,228 3 9,696 38 13 13
 Research Center 6,043 4 26,910 40 0 0
 Paul & Donna VanDuyne Hall 25,003 4 96,529 40 119 119
 Vickie Anne Palmer Hall 22,132 4 123,046 86 0 0
 Villas at Palmer 12,419 3 27,736 44 63 63
 West Hall 22,560 3 81,240 40 0 0
 8 Gables Student Housing 3,986 2 7,972 26 9 9
 th 6 6
 208 E 11 Street 2,589 2 7,972 26
 711 Brady Street 4,608 2 6,912 30 12 12
 723 Brady Street 3,108 3 9,324 48 10 10
 725 Perry Street 1,734 2 2,620 24 1 1
 727 Perry Street 1,864 2 2,796 24 4 4
 728 Perry Street 1,098 1 1,098 16 2 2
 1019 Perry Street 3,760 2 4,874 30 8 8
 1111 Perry Street 2,840 2 5,608 26 11 11
 Proposed:
 New Student Housing 10,725 4 41,500 46 0 40
 New Student Housing 10,725 4 41,500 46 0 40
 Palmer Forum 29,050 3 36,500 48 0 0
Addendum 6 - Parking Summary:

Existing Parking Conditions:


The existing number of parking spaces on Campus was determined using a combination of site visits and
reviewing aerial photos of the areas in the campus boundary. Per the City of Davenport Zoning Ordinance
17.10.050(B) – 3 – b, the on-street parking capacity was calculated using measurements of aerial photos
and dividing the available curb space by 22 feet per stall. Areas that had posted “no parking” signs were
excluded from this calculation to ensure that the existing parking stall count was as accurate as possible.


In addition to the calculated number of stalls, Palmer Security Staff completed a survey of the campus
parking areas on September 8th, 2025, to collect information about the use demand at the parking areas.
These surveys were completed roughly around 10 am and 2 pm to try to capture the peak demand at the
parking lots. The tables on the right side of sheet C-7 Existing Campus Parking Data show the total
number of stalls in each lot, the number of stalls being utilized during the AM count, and the number of
stalls utilized during the PM count. Because Palmer has year-round classes, and students are on campus
consistently, these counts can be considered representative of the regular demand in these lots.


In total, it was calculated that between the on-street and off- street parking there are 1,436 stalls
available for use within the Palmer Campus Boundary. During the AM counts, Palmer security observed
591 stalls being utilized in the off-street parking areas, and 241 on-street parking stalls in use. This
combined to a total demand of 832 parking stalls. During the PM rounds, Palmer security counted 578
off-street parking stalls in use, and 232 on-street parking stalls being used. Combining these counts,
total demand in the afternoon was 810 stalls. Utilizing the total demand for the AM & PM parking
observations, on average there are approximately 615 extra parking spaces available within the campus
footprint during peak demand hours. Consistent with observed use from previous IC parking studies, the
area of greatest demand on campus is in the north-east quadrant.
Proposed Parking Conditions:


Based on the observed demand from the campus parking counts, the future parking lots included in the
IC are strategically located in the north-east quadrant of campus. Overall, the updated campus plan
removes parking lots A and B for the proposed event center, reconstructs parking lots C, H, and F to
increase capacity, and combines parking lots G, K, and R into one large parking area. A summary of the
overall change of the parking count in the north-east quadrant of the campus can be seen in the following
table:

 Removed Parking Areas
 Lot Stalls
 A 36
 B 87
 C 43
 E 8
 F 60 Added Parking Areas
 G 78 Lot Stalls
 H 25 C 70
 K 61 F 155
 R 64 H 42
 P36 9 R 346

 Total Removed = 471 Total Added = 613



The proposed campus plan adds 142 stalls in the north-east area of campus. These parking lots will
predominately serve the areas that are currently being served by the removed parking lots. Besides the
new lots in the north-east, an additional 70 stalls are proposed in the new parking lot E for the future
student housing buildings. In total, all the projects included in the latest IC will bring the total available
parking on campus to 1,630 stalls. As with the previous IC, Palmer proposes to continue to monitor
changes in demand after the completion of the additional parking lot constriction. If needed, Palmer can
implement a demand management plan to reallocate commuter traffic to underutilized lots on campus.
City Parking Requirements:


To determine how many parking stalls are required per section 17.10.040 of the city zoning ordinance,
areas of the buildings on campus were broken out based on uses defined in table 17.10-2: Off-Street
Vehicle Parking Requirements. A summary of the areas is shown in the following table.

 Use Square Footage Parking Requirement Required Spaces
 Dwelling - Multi-Family: Units - 204 1.5 per dwelling unit 306
 Education Facility – University: 2 per classroom + 2 per office
 Classrooms – 60 / Offices – 209 + 1 per 4 students of maximum 788
 Maximum Enrollment – 1000 Students enrollment
 Reception: 43,230 square feet GFA 1 per 300 square feet GFA 114
 Indoor Recreation: 43,760 square feet GFA 1 per 500 square feet GFA 88
 Outdoor Recreation: 64,000 square feet GFA 1 per 1000 square feet GFA 64
 Office: 43,230 square feet GFA 1 per 500 square feet GFA 86
 Total Parking Required 1,446


The buildings included in this summary are mainly focused on those that use the parking spots available
in the north-east area of campus, and not all the buildings within the campus footprint were considered.


With the addition of the proposed event center, required parking counts for the considered area will
increase by the amounts shown in the following table.

 Use Square Footage Parking Requirement Required Spaces
 Auditorium: Capacity - 1300 1 per 5 persons 260
 Gathering / Event Space: 18,460 square feet GFA 1 per 300 square feet GFA 62
 Offices: 1,320 square feet GFA 1 per 500 square feet GFA 3
 Total Parking Required 325


The construction of the event center includes the removal of the existing North Hall, which leads to a
total required parking count of 1,763 stalls.


Under section 17.10.050(D) of the city zoning ordinance, required parking counts can be reduced on sites
using the shared parking calculations in table 17.10-3. The calculated shared parking requirement for the
noted campus areas can be seen in the following table.

 Weekday Weekend
 Land Use Category Mid. – 7:00 am – 6:00 pm – Mid. – 7:00 am – 6:00 pm –
 7:00am 6:00 pm Mid. 7:00 am 6:00 pm Mid.
 Residential 306 306 306 306 306 230
 Restaurant - - - - - -
 Hotel / Motel - - - - - -
 Indoor / Outdoor Recreation 0 93 132 7 93 132
 Office / Industrial 5 86 5 0 35 9
 Institutional – Education Facility 0 788 394 0 0 0
 Institutional – Place of Worship - - - - - -
 Totals 311 1,273 837 313 434 371
Based on this calculation, the total required count for the buildings in the area under consideration is
reduced from 1,446 stalls to 1,273 stalls. Though this number is closer to the apparent observed
demand, it is still higher than what we believe will be necessary to service the campus. This is mainly
due to the fact that the event center’s highest demand for parking will occur during large events on
campus such as graduation ceremonies. When these events are being held, other activities on campus
that drive demand, such as classes and clinics, will not be happening. Removing the required stall
counts for the offices and educational facilities that will not be in use during large events further reduces
the total count by 531 stalls. In conjunction with the total number from the shared parking calculation, the
reduced required parking amount to service the buildings in the north-east area of campus is 742 stalls.
This number is much closer to what we believe is the actual demand for the proposed campus facilities
and is able to be serviced between the existing and proposed projects.



Parking Ratios:


The parking ratios were calculated by dividing the total number of parking spaces on campus by the total
square footage of the buildings and structures on campus and multiplying the result by 1000. This final
calculated number gives an indication of how many parking stalls are available per 1000 square feet of
building within the campus footprint.

 1436 𝑠𝑡𝑎𝑙𝑙𝑠
Existing Parking Ratio - 𝑃𝑅𝐸 = × 1000 = 4.50 stalls/1000 ft2
 319,295 𝑓𝑡 2


 1630 𝑠𝑡𝑎𝑙𝑙𝑠
Proposed Parking Ratio - 𝑃𝑅𝑃 = × 1000 = 4.54 stalls/1000 ft2
 359,370 𝑓𝑡 2



As these numbers show, when comparing existing campus conditions to proposed campus conditions,
there is essentially no change in the overall number of stalls available per 1000 square feet of building
space. This consistent parking ratio aligns with the design team’s expectation that the proposed
improvements will not reduce the overall parking conditions on Campus.
 PUBLIC HEARING NOTICE | PLAN AND ZONING COMMISSION

To: All property owners within 5 00 feet of the Palmer College of Chiropractic Campus

100 BLACK MEN
PO BOX 1585
DAVENPORT IA 52809 -1585

Neighborhood Meeting
Date: 1/27 /202 6
Time: 6 :0 0 PM
Location: Palmer Welcome Center Conference Room | 1005 N Brady Street

Plan & Zoning Commission Public Hearing Meeting
Date: 2/3/202 6
Time: 5:00 PM
 th
Location: Council Chambers | City Hall | 226 West 4 Street

What is this About?
This notice is being sent to inform you that a neighborhood meeting and a public hearing will be
held for a request to amend the Campus Land Use Plan for Palmer College of Chiropractic . The
proposed amendment to the Palmer College of Chiropractic Campus Master Plan updates the
Institutional Campus District to reflect recent property acquisitions, revised circulation and right -
of-way plans, and the addition of a new academic and gathering facility. The amendment
removes previously approved street closures a nd a mixed -use development, enhances pedestrian
safety and traffic flow —particularly along Perry Street —and identifies expanded green space and
potential sites for future student housing. Overall, the changes are intended to improve campus
access, safety, and functionality while supporting long -term institutional growth. See the attached
Campus Master Plan for more information.

Request s /Case Description s:
 1. Case ORD26 -01: Request of Palmer College of Chiropractic to amend the Campus Land
 Use Plan, generally bounded by West 12th Street, Harrison Street, 6th Street, and Pershing
 Avenue. [Ward 3]
 2. Case REZ26 -01: Request of Palmer College of Chiropractic to rezone 208 East 11th Street,
 1111 Perry Street, 725 Perry Street, 727 Perry Street, 739 Perry Street, and 822 Pershing
 Avenue from R -MF Multi -Family Residential District and R -4C Single -Family and Two -
 Family Central Residential District to IC Institutional Campus District. [Ward 3]
 3. Case ROW26 -01: Request of Palmer College of Chiropractic to vacate Palmer Drive,
 between Brady Street and Perry Street, and the southern 60 feet of the 20 -foot -wide alley
 right -of-way located in Outlot 20 of LeClaire’s 2nd Addition. [Ward 3]
 4. Case ROW26 -02 : Request of Palmer College of Chiropractic to vacate East 10th Street,
 between Perry Street and Pershing Avenue, and the adjacent public alley rights -of-way
 located north and south of East 10th Street in Outlots 30 and 31 of LeClaire’s 2nd Addition.
What are the Next Steps after the Neighborhood Meeting and Public Hearing?
The Plan and Zoning Commission will hold a formal public hearing at their meeting on February 3,
202 6 . The Plan and Zoning Commission will vote (provide a recommendation) to the City Counc il
at their meeting on February 17, 202 6 . The Commission’s recommendation will be forwarded to
the City Council, which will then hold its own public hearing. You will receive a notice of the City
Council’s public hearing. For the specific dates and times of subsequent meetings, please contact
th e Development & Neighborhood Services Department.

Would You Like to Submit an Official Comment?
As a neighboring property owner, you may have an interest in commenting on the proposed
request via email or in person at the public hearing. Send written comments to
planning@davenportiowa.com (no later than 12:00 PM one day before the public hearing) or to:
 th
Planning, 1200 E 46 St, Davenport IA 52807.

All documents related to the meeting (agenda included) are at “ Meeting Minutes & Agenda s”:
https://www.davenportiowa.com/government/meeting_minutes_agendas

Do You Have Any Questions?
If you have any questions or if accommodations are needed for any reason, please contact the
Development & Neighborhood Services Department at planning @davenportiowa.com or 563 -326 -
6198 . Interpretive services are available at no charge. Servicios interpretativos libres estan
disponibles. TTY: (563) 326 -6145

Please note items may be removed or tabled to a future hearing date at the request of the Applicant
or Commission/Board. Those interested in verifying case actions and/or tablings, please contact
Planning at 563 -326 -6198 or planning@davenportiowa.com for updates.
Welcome Neighborhood Partners
 Neighborhood Information Meeting on
 Palmer’s Campus Master Plan and
 Institutional Campus (IC) Amendment

 January 27, 2026
Members of the Planning Team
• Palmer College
   Dennis Marchiori, Chancellor and CEO
   Jennifer Randazzo, Vice Chancellor for Finance
   Jillian McCleary, Sen. Dir. Marketing and Communications
• IMEG
   Alex Krist, Civil Project Engineer
• Studio 483
   Greg Gowey, President
• RDG
   Jonathan Martin, Senior Partner
About Palmer College
• Chartered in 1897
• Non-profit organization
• Iowa and Florida Campuses
• 2,100 students, 350 employees, and 28,000 active alums
• Students represent most states, about 10% international
• Nearly 70,000 annual patient visits seen in outpatient clinic
• Continuous NIH research funding since 1997
• Over $200M estimated economic impact to QCA
• Extensive remodeling of campuses over the past 10 years
PALMER COLLEGE CAMPUS MASTER PLAN

 N MAIN ST

 FUTURE FUTURE
 HOUSING HOUSING
 WEST HALL

  VICKIE ANNE BITNER
 CLINIC BUILDING
  PALMER HALL CENTER
 CHEM
 BUILDING
 PALMER
 HOUSE




 N BRADY ST
 CAMPUS
 CENTER ACADEMIC
 HEALTH
 NEW
 CENTER
 ACADEMIC
 BUILDING




 N PERRY ST




 VANDUYNE HALL




 PERSHING AVE


 9TH ST 10TH ST 11TH ST 12TH ST
Importance of Campus Master Planning
• Attracting and retaining top
  students increasingly
  depends on high-quality
  campus facilities
• Student learning and well-
  being is shaped by place
• Long-term planning
  coordinates improvements
  for all stakeholders
Importance of Campus Master Planning
 • Improved parking and
 navigation enhance
 student experience and
 neighborhood
 environment
 • Palmer’s continued
 investment strengthens
 the QCA economy and
 neighborhood stability
PALMER COLLEGE CAMPUS MASTER PLAN


 N MAIN ST

 FUTURE FUTURE
 HOUSING HOUSING
 WEST HALL

 VICKIE ANNE BITNER
 CLINIC BUILDING
 PALMER HALL CENTER
 CHEM
 BUILDING
 PALMER
 HOUSE




 N BRADY ST
 CAMPUS
 CENTER ACADEMIC
 HEALTH
 NEW
 CENTER
 ACADEMIC
 BUILDING




 N PERRY ST




 VANDUYNE HALL




 PERSHING AVE


 9TH ST 10TH ST 11TH ST 12TH ST
Institutional Campus (IC) Amendment
 • The Institutional Campus (IC) district is a zoning
 classification in Davenport zoning ordinance (Chapter 17.03)
 • The amendment process requires Palmer to submit a
 10-year campus master plan, including:
 Host a community meeting
 Planning & Zoning Commission review
 City Council review and discuss across three cycles
 • Once approved, City Staff provide on-going review of
 construction activity.
 • Matt Werderitch, Development and Neighborhood
 Services, joins us to answer any questions
Currently Approved Campus IC
• Current Campus Master Plan was
  approved in 2021
• The 2021 Plan was focused on
  improvements to the NE corner of
  campus
   VanDuyne Hall student housing.
   Outdoor turf recreational field
   Conversion of 11th street to a pedestrian
 corridor
Priorities for Campus Master Planning
1. Main campus entrance off Brady Street
2. New academic building (Palmer Forum)
3. Parking, traffic flow, and wayfinding
4. Green space and outdoor study areas
5. Improved traffic safety along Perry Street
6. Sites for future student housing
PALMER COLLEGE CAMPUS MASTER PLAN

 Main campus
 entrance
 Academic

 building Greenspace Parking/
 and outdoor Future housing
 study
 Improved traffic safety along Perry Street



 Parking/
 Future housing
NEW MAIN CAMPUS ENTRY AT BRADY & PALMER DR
NEW MAIN CAMPUS ENTRY AT BRADY & PALMER DR




 Brady Street
PALMER COLLEGE CAMPUS MASTER PLAN

 Main campus
 entrance
 Academic

 building Greenspace Parking/
 and outdoor Future housing
 study
 Improved traffic safety along Perry Street



 Parking/
 Future housing
Proposed Amendments to Campus IC
1. Incorporate adjacent properties that Palmer has acquired since
 the last IC amendment
2. Remove the Mixed-Use Development Along Brady Street
3. Vacate Palmer Drive and revise the proposed circulation layout
4. Add Palmer Forum and associated greenspace
5. Remove partial closure of 9th Street between Perry and
 Pershing
6. Improved traffic safety along Perry Street
7. Add sites for future student housing
8. Remove partial closure of 7th Street between Main & Brady
 1. Incorporate adjacent properties that Palmer has
PALMER COLLEGE CAMPUS MASTER PLAN acquired since the last IC amendment
 2. Remove the Mixed-Use Development Along
 Brady Street
 3. Vacate Palmer Drive and revise the proposed
 circulation layout
 4. Add Palmer Forum and associated greenspace
 5. Remove partial closure of 9th Street between
 Perry and Pershing
 N MAIN ST 6. Improved traffic safety along Perry Street
 FUTURE FUTURE
 7. Add sites for future student housing
 HOUSING HOUSING
 8. Remove partial closure of 7th Street between
 WEST HALL
 Main & Brady
 VICKIE ANNE BITNER
 CLINIC BUILDING
 PALMER HALL CENTER
 CHEM
 BUILDING
 PALMER
 HOUSE




 N BRADY ST
 CAMPUS
 CENTER ACADEMIC
 HEALTH
 NEW
 CENTER
 ACADEMIC
 BUILDING




 N PERRY ST




 VANDUYNE HALL




 PERSHING AVE


 9TH ST 10TH ST 11TH ST 12TH ST
Any Questions?
 Palmer Community Organization Communication Timeline
 In alignment with the Institutional Campus – Major Amendment Requirements laid
out in the City of Davenport zoning ordinance, Palmer College sent a letter to the identified
community organizations near their campus 60 days prior to their intent to submit the
Formal IC amendment application. The community organizations that were contacted,
and the contacts that were used include:

Vera French - tracya@verafrenchmhc.org

Tapestry Farms - leslie@tapestryfarms.org

TMBC at the Lincoln Center - director@thelincolncenterqc.org

7th Judicial District - orlando.rodriguez@iowa.gov

Halligan Coffee Lofts - chelsea@yashmanagement.com

Livery Lots & Hibernian Hall - chelsea@yashmanagement.com

St. Anthony Catholic Church - davstanthonypa@diodav.org

Hilltop Campus Village - brian@hilltopcampusvillage.org

 The first letter to community organizations was sent on August 22nd, 2025 by email.
As the campus design was further developed, it was determined that additional time was
needed to analyze options for the campus, so an additional letter was sent to the
community organizations on October 22nd, 2025. This letter outlined that the IC
amendment would be submitted to the city of Davenport on December 11th, 2025, which is
when the documents were sent to city staff.

 Prior to the submittal of the IC documents, Palmer hosted an open house for the
community organizations on campus on December 9th, 2025 to present the updated
campus plan and field any questions. Of the invited organizations, Biran Kramer with the
Hilltop Campus Village and City of Davenport staff were the only attendees. At that time,
support of the plan was indicated, but no questions were posed of the college.



All letters that were sent to community organizations are attached to this outline. The
same presentation that was given at the initial open house will be used at the community
meeting being hosted on Campus.
August 22, 2025

To Our Neighbors,

We hope this letter finds you well. We are writing to inform you that Palmer College of Chiropractic will be
participating in the city of Davenport’s Institutional Campus (IC) amendment process. This process is part
of the city’s planning and zoning procedures for institutions operating in campus-style settings, such as
schools, religious institutions or community-service organizations.

Our participation in this process reflects our commitment to responsible planning and long-term service to
our students and the Davenport community. As part of this effort, we will propose updates and
improvements to our campus that align with our mission and the City's goals for institutional development.
A draft of the updated campus plan can be seen below. These changes are only initial and may be modified
before the amendment is submitted to the city. This letter is an early step in the larger IC-amendment
process, and no immediate changes are being implemented at this time. The College plans to submit its
formal application to the City on Oct. 23, 2025.

The city’s review process includes multiple opportunities for public input, and we welcome your thoughts or
questions should you wish to be involved. Prior to the Oct. 23 submittal date, Palmer will host an open
house on campus to review the changes to the campus plan and address any initial questions. We will
send another letter specifying the date of the open house once space on the campus has been reserved for
the event. If you would like additional information or have questions about our plans before the open house,
please feel free to contact us at 563-884-5294 or james.oconnor@palmer.edu. All communication will be
recorded and relayed to the city as part of the IC process.

Thank you for your attention and for being part of our neighborhood. We value your support and look
forward to continuing to serve the community together.

Warm regards,

James O’Connor
Vice Chancellor for Marketing
& Communication
Palmer College of Chiropractic
October 22, 2025

To Our Neighbors,

We hope this message finds you well.

We’re writing to provide an update regarding Palmer College of Chiropractic’s participation in the City of
Davenport’s Institutional Campus (IC) amendment process. As noted in our Aug. 22 letter, this process is
part of the City’s planning and zoning review for institutions such as schools, religious organizations, and
community service entities that operate within a campus setting.

Since our initial communication, the College has continued refining its proposed updates to the campus
plan to ensure alignment with both our long-term goals and the City’s planning objectives. As we
progressed through these updates, it was determined that additional time was needed to ensure that the
submitted plan delivered the best campus layout to all interested parties. To allow additional time for this
review and coordination, the College will be delaying the submittal of its IC amendment application to
the City of Davenport until Dec. 11, 2025.

We appreciate your understanding and continued interest in this process. The College remains committed
to transparency and community engagement as we move forward. An open house will still be held on
campus prior to the new submittal date, providing an opportunity for our neighbors to review the proposed
plan and share feedback. We will send a follow-up notice once the date and location for that open house
have been confirmed.

If you have any questions or would like additional information in the meantime, please contact us at 563-
884-5294 or james.oconnor@palmer.edu. As before, all communications will be recorded and shared with
the City as part of the IC amendment process.

Thank you again for your ongoing partnership and support as we continue to plan responsibly for the future
of our campus and community.

Sincerely,

James O’Connor
Vice Chancellor for Marketing & Communication
Palmer College of Chiropractic
December 3, 2025

To Our Neighborhood Partners,

I’m writing to follow up on our previous message of October 22, 2025, about Palmer College’s
involvement in Davenport’s Institutional Campus (IC) amendment process. We are reaching out
to provide an update and invite you to continue our dialogue. The College has been carefully
refining proposed changes to our campus plan to ensure they support both our long-term vision
and the City’s goals. As mentioned earlier, our IC amendment application is scheduled to be
submitted to the city on December 11, 2025.

In keeping with our commitment to transparency and collaboration, we would like to invite
representatives from neighborhood organizations to an on-campus meeting to review the
revised plan, ask questions, and share feedback. This meeting will serve as the open house
referenced in our earlier letter.

Neighborhood Meeting
Date: Tuesday, December 9, 2025
Time: 4 p.m.
Location: Palmer College of Chiropractic, 1000 Brady Street, Davenport, Iowa 52803. The
meeting will be held in the Welcome Center Conference Room of the Bechtel Center
immediately south of the Visitor’s Parking Lot.

Palmer leadership and project consultants will present the changes and answer any questions.
All communication will be documented and shared with the city as required.

Your input helps us create a campus plan that benefits both Palmer College and the community.
For questions or further details, contact us at 563-884-5726 or jillian.mccleary@palmer.edu.
Thank you for your ongoing support.

Sincerely,

Jillian McCleary
Senior Director of Marketing and Communication
Palmer College of Chiropractic
Bernard J. Hofmann
Milissa K. Hofmann BROOKS LAW FIRM
Brian T. Fairfield a Professional Corporation
Allison E. Walsh Davenport Office
Tricia S. Fairfield 3725 Blackhawk Road, Suite 200 3425 E. Locust Street
Elliott R. McDonald III Rock Island, IL 61201 Davenport, IA 52803
Michael C. Walker
Patrick L. Woodward
 Tel (309) 786-4900 Eldridge Office
Kelli M. Golinghorst Fax (309) 786-4940 202 N. 2nd Street, Suite A
Nicholas J. Huffmon Eldridge, IA 52748
Samuel M. Hawley
________________ Website: www.brookslawfirmpc.com
 Attorneys Admitted in Illinois and Iowa
Thomas A. Skorepa, P.C.
 Of Counsel
________________
 VIA EMAIL:
Jack L. Brooks planning@davenportiowa.com
 Retired Our File No. 125461
Thomas R. Schirman, Jr.
 Retired
 February 2, 2026


Davenport Planning & Zoning Commission
226 West 4th Street
Davenport, Iowa 52801

Dear Sir or Madam:

I represent Jana Saad Investments LLC, which owns the property at 1129 Brady St, Davenport,
Iowa. The premises is operated as a furniture store, which does business as Brady Furniture. As a
neighboring property owner, my client has an interest in the applications filed by Palmer College
of Chiropractic (“Palmer”) as Case Nos. ORD26-01, REZ26-01, ROW26-01, and ROW26-02,
which are scheduled to be considered by this Commission at its meeting on February 3, 2026.

My client objects to Palmer’s application to vacate Palmer Drive and a portion of the adjoining
alleyway. This specifically pertains to Case Nos. ORD26-01 and ROW26-01.

My client currently has one to two furniture deliveries per week to its furniture store. These
deliveries are either made in 26-foot delivery trucks or in 53-foot semi-trailers. When the deliveries
are made in 26-foot delivery trucks, the trucks routinely drive onto Palmer Drive, then drive north
onto the alley behind my client’s store in order to make their deliveries. When the delivery is
completed, the trucks proceed north onto E. 12th St.

Palmer’s application to vacate Palmer Drive and a portion of the adjoining alleyway significantly
frustrates my client’s business. It is quite clear that the vacation of Palmer Drive and proposed
roundabout would prevent delivery trucks from using the alleyway in the same manner that they
do now. If these changes are made, my client will have to require the delivery trucks to back up
on Brady Street in order to park next to Brady Furniture’s building. This is what the 53-foot semi-
trailers currently do because they are too large for the alleyway.
An increase in the number of trucks backing up on Brady Street is not in the public interest. The
semi-trailers that currently have to back up on Brady Street already block multiple lanes of Brady
Street. In doing so, they encounter annoyed drivers, and there have been incidents of drivers
attempting to go around the trucks in a dangerous manner. Also, backing a truck up on the street
is less safe for pedestrians, including Brady Furniture’s customers, compared to driving a truck
straight through the alley. If the 26-foot delivery trucks are required to back up on Brady Street
similar to the 53-foot semi-trailers, these problems will increase.

The only parking for Brady Furniture’s customers is next to the store, and these customers often
use the alleyway behind the store to come and go. Additionally, Gio’s Barber Shop, which is
located next to Brady Furntire, has its customers park in the back of its shop, off the alleyway. The
loss of Palmer Drive and part of the alleyway to access these businesses will frustrate these
customers and harm the businesses.

For these reasons, Palmer Drive and the adjoining alleyway are still being used by the public and
should not be vacated. Palmer’s application to vacate these rights-of-way fails to “minimize[e] the
adverse impacts associated with development and geographic expansion,” and it further fails to
“protect[] the livability and vitality of adjacent areas.” See Davenport Municipal Code § 17.07.030.
Lastly, the increase in trucks backing up on Brady Street would increase danger for pedestrians
and drivers.

My client respectfully requests that this Commission deny Palmer’s application to vacate these
rights-of-way.

 Very truly yours,

 BROOKS LAW FIRM, P.C.

 /s/ Nicholas J. Huffmon

 Nicholas J. Huffmon
 Sender’s email: njh@brookslawfirmpc.com
NJH/
DATE PRINTED:
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 A B C D E




 PALMER COLLEGE OF CHIROPRACTIC - EVENT CENTER NOT FOR CONSTRUCTION DESIGN DEVELOPMENT
 PROJECT. THEY ARE NOT SUITABLE FOR USE DD
 ON OTHER PROJECTS OR IN OTHER ©2026 CIVIL MECH/ ELEC/ PLUMBSTRUCTURAL IT / SECURITY
 OVERALL TRUCK LOCATIONS WITHOUT THE EXPRESS
 ISSUANCE IMEG IMEG IMEG IMEG
 623 26th Ave, 623 26th Ave, 623 26th Ave, 623 26th Ave,
 PROJECT NO: DAVENPORT, IA 52803
 WRITTEN APPROVAL AND PARTICIPATION OF CC Rock Island, Illinois 61201 Rock Island, Illinois 61201 Rock Island, Illinois 61201 Rock Island, Illinois 61201
 THESE DOCUMENTS HAVE BEEN PREPARED
 RDG Planning & Design, Inc . REPRODUCTION AHC
 PALMER COLLEGE OF

 IS PROHIBITED.
 Phone: (309) 788-0673 Phone: (309) 788-0673 Phone: (309) 788-0673 Phone: (309) 788-0673
 CIRCULATION EVENT
 THIS DRAWING MAY NOT REPRESENT ALL
 CHANGES THAT HAVE OCCURRED DURING
 CENTER
  EX-1 KEY PLAN
 LAND. ARCHITECT ARCHITECT PARTNER ARCH. LIGHTING
 BID OR CONSTRUCTION PHASES. PLANNING DESIGN
 RDG Planning & Design RDG Planning & Design Studio 483 Architects RDG Planning & Design
 CONSTRUCTION DOCUMENTS, ADDENDA
 EXHIBIT
 301 Grand Avenue 301 Grand Avenue 124 Arts Alley 301 Grand Avenue
 CHIROPRACTIC - EVENT CENTER
 AND CHANGE DOCUMENTS REMAIN THE
 Des Moines, Iowa 50309 Des Moines, Iowa 50309 Rock Island, Illinois 61201 Des Moines, Iowa 50309
 BY RDG SPECIFICALLY FOR THE
 RDG Planning & Design

 OFFICIAL CONSTRUCTION DOCUMENTS.
 R3004.877.05
 Phone: (515) 288-3141 Phone: (309) 786-9910 Phone: (515) 288-3141
 100% DESIGN DEVELOPMENT 01/30/2026


 DATE PALMER COLLEGE OF CHIROPRACTIC Phone: (515) 288-3141
DATE PRINTED:
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 Callbefore you dig.


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 A B C D E




 PALMER COLLEGE OF CHIROPRACTIC - EVENT CENTER NOT FOR CONSTRUCTION DESIGN DEVELOPMENT
 PROJECT. THEY ARE NOT SUITABLE FOR USE DD
 ON OTHER PROJECTS OR IN OTHER ©2026 CIVIL MECH/ ELEC/ PLUMBSTRUCTURAL IT / SECURITY
 LOCATIONS WITHOUT THE EXPRESS
 ISSUANCE IMEG IMEG IMEG IMEG
 623 26th Ave, 623 26th Ave, 623 26th Ave, 623 26th Ave,
 PROJECT NO: DAVENPORT, IA 52803
 WRITTEN APPROVAL AND PARTICIPATION OF CC Rock Island, Illinois 61201 Rock Island, Illinois 61201 Rock Island, Illinois 61201 Rock Island, Illinois 61201
 THESE DOCUMENTS HAVE BEEN PREPARED
 RDG Planning & Design, Inc . REPRODUCTION AHC
 PALMER COLLEGE OF

 IS PROHIBITED.
 Phone: (309) 788-0673 Phone: (309) 788-0673 Phone: (309) 788-0673 Phone: (309) 788-0673
 EVENT
 TRUCK CIRCULATION
 THIS DRAWING MAY NOT REPRESENT ALL
 CHANGES THAT HAVE OCCURRED DURING
 CENTER
  EX-2 KEY PLAN
 LAND. ARCHITECT ARCHITECT PARTNER ARCH. LIGHTING
 BID OR CONSTRUCTION PHASES. PLANNING DESIGN
 RDG Planning & Design RDG Planning & Design Studio 483 Architects RDG Planning & Design
 CONSTRUCTION DOCUMENTS, ADDENDA
 301 Grand Avenue 301 Grand Avenue 124 Arts Alley 301 Grand Avenue
 CHIROPRACTIC - EVENT CENTER
 AND CHANGE DOCUMENTS REMAIN THE
 Des Moines, Iowa 50309 Des Moines, Iowa 50309 Rock Island, Illinois 61201 Des Moines, Iowa 50309
 BY RDG SPECIFICALLY FOR THE
 RDG Planning & Design

 OFFICIAL CONSTRUCTION DOCUMENTS.
 R3004.877.05
 Phone: (515) 288-3141 Phone: (309) 786-9910 Phone: (515) 288-3141
 100% DESIGN DEVELOPMENT 01/30/2026


 DATE Phone: (515) 288-3141
 DETAILED EXHIBIT
 PALMER COLLEGE OF CHIROPRACTIC
 DESIGN DEVELOPMENT
 1 2 3 4 5 6




 R




 Know what's below.
 Callbefore you dig.
 DESIGN

 E E


 PLANNING




 IMEG RDG Planning & Design




 IT / SECURITY
 623 26th Ave, 301 Grand Avenue




 PARTNER ARCH. LIGHTING
 Rock Island, Illinois 61201 Des Moines, Iowa 50309

 Phone: (309) 788-0673 Phone: (515) 288-3141




 NOT FOR CONSTRUCTION
 IMEG Studio 483 Architects




 MECH/ ELEC/ PLUMBSTRUCTURAL
 623 26th Ave, 124 Arts Alley

 Rock Island, Illinois 61201 Rock Island, Illinois 61201

 Phone: (309) 788-0673 Phone: (309) 786-9910




 IMEG RDG Planning & Design




 ARCHITECT
 623 26th Ave, 301 Grand Avenue
 D D
 Rock Island, Illinois 61201
 12TH STREET ENTRANCE Des Moines, Iowa 50309

 VIA GOOGLE STREETVIEW Phone: (309) 788-0673 Phone: (515) 288-3141




 LAND. ARCHITECT
 IMEG RDG Planning & Design

 623 26th Ave, 301 Grand Avenue

 Rock Island, Illinois 61201 Des Moines, Iowa 50309
 CIVIL Phone: (309) 788-0673 Phone: (515) 288-3141




 C C




 PALMER COLLEGE OF CHIROPRACTIC




 PALMER COLLEGE OF CHIROPRACTIC - EVENT CENTER
 ALLEYWAY FACING SOUTH ALLEYWAY FACING NORTH
 VIA GOOGLE STREETVIEW VIA GOOGLE STREETVIEW




 DAVENPORT, IA 52803


 KEY PLAN
 B B
 EVENT
 CENTER



 AHC



 CC




 DD 100% DESIGN DEVELOPMENT 01/30/2026
 ISSUANCE DATE

 PROJECT NO: R3004.877.05



 ©2026
 RDG Planning & Design
 THESE DOCUMENTS HAVE BEEN PREPARED
 BY RDG SPECIFICALLY FOR THE
 PALMER COLLEGE OF
 CHIROPRACTIC - EVENT CENTER
 PALMER DRIVE ENTRANCE PROJECT. THEY ARE NOT SUITABLE FOR USE
 ON OTHER PROJECTS OR IN OTHER
 LOCATIONS WITHOUT THE EXPRESS
 VIA GOOGLE STREETVIEW WRITTEN APPROVAL AND PARTICIPATION OF
 RDG Planning & Design, Inc . REPRODUCTION
 IS PROHIBITED.
 THIS DRAWING MAY NOT REPRESENT ALL
 A A CHANGES THAT HAVE OCCURRED DURING
 BID OR CONSTRUCTION PHASES.
 CONSTRUCTION DOCUMENTS, ADDENDA
 AND CHANGE DOCUMENTS REMAIN THE
 OFFICIAL CONSTRUCTION DOCUMENTS.


 EXISTING
 CONDITIONS
 EXHIBIT




DATE PRINTED: EX-3
 1 2 3 4 5 6
 City of Davenport

Department: Development & Neighborhood Services Action / Date
Contact Info: Matt Werderitch | 563-888-2221 2/17/2026

Subject:
Case REZ26-01: Request of Palmer College of Chiropractic to rezone 208 East 11th Street, 1111
Perry Street, 725 Perry Street, 727 Perry Street, 739 Perry Street, and 822 Pershing Avenue
from R-MF Multi-Family Residential District and R-4C Single-Family and Two-Family Central
Residential District to IC Institutional Campus District. [Ward 3]

Recommendation:
Staff recommends Case REZ26-01 be forwarded to the City Council with a recommendation for
approval subject to the listed findings.

Findings:

 1. The zoning map amendment is consistent with the Davenport +2035 Land Use Plan,
 which identifies the properties as 'Residential General'.
 2. The proposed zoning map amendment to IC Institutional Campus District is appropriate
 for an ancillary use of an 'Educational Facility-University or College'.
 3. The zoning map amendment and submitted land use plan are compatible with the
 established institutional and residential character of the area.
 4. The proposed IC Institutional Campus District appropriately reflects the properties’ land
 use context and functional relationship to the adjacent campus.
 5. The proposed zoning map amendment will not impact the public health, safety, and
 welfare of the City.
 6. The proposed zoning map amendment does not create any nonconformities.


Background:
This request proposes rezoning the properties at 208 East 11th Street, 1111 Perry Street, 725
Perry Street, 727 Perry Street, 739 Perry Street, and 822 Pershing Avenue from R-MF Multi-
Family Residential District and R-4C Single-Family and Two-Family Central Residential District to
IC Institutional Campus District. As shown in the Campus Master Plan, these parcels function as
part of the institutional campus and serve as student housing. The rezoning aligns zoning
regulations with the amended Campus Land Use Plan boundary and supports coordinated
campus development.

Why is a Zoning Map Amendment Required?
A Zoning Map Amendment is necessary to ensure consistency between the City’s zoning
regulations, the adopted Campus Master Plan, and the long-term institutional use of the subject
properties. Since approval of the Campus Master Plan in 2021, Palmer College has acquired six
properties directly adjacent to the existing campus that remain zoned under designations
intended for non-institutional uses.

Rezoning these parcels to the IC Institutional Campus District will formally incorporate them
into the Campus Land Use Plan boundary and apply zoning standards specifically tailored to
coordinated campus development. This action supports implementation of the adopted master
plan, promotes unified site planning and circulation, and ensures future development is
regulated under a district that reflects the properties’ functional relationship to the campus. The
amendment also advances Comprehensive Plan goals related to institutional stability,
reinvestment, and orderly land use transitions by aligning zoning with the established and
planned use of the area.

Subject Property Existing Land Use Proposed Land Use
208 E 11th Street Student Housing (6 Units) Student Housing (6 Units)
1111 Perry Street Student Housing (11 Units) Student Housing (11 Units)
725 Perry Street Student Housing (1 Unit) Student Housing (1 Unit)
727 Perry Street Student Housing (4 Units) Student Housing (4 Units)
739 Perry Street Student Housing (13 Units) Student Housing (13 Units)
822 Pershing Avenue Vacant Lot Greenspace

Comprehensive Plan:
Within Existing Urban Service Area: Yes
Within Urban Service Area 2035: Yes

Future Land Use Designation:
The properties at 208 East 11th Street, 1111 Perry Street, 725 Perry Street, 727 Perry Street,
739 Perry Street, and 822 Pershing Avenue are designated as Residential General in the
Davenport +2035 Future Land Use Map. The Palmer College campus is designated as Civic /
Institutional.

 1. Residential General: Designates neighborhoods that are mostly residential but
 include, or are within one-half mile (walking distance) of scattered neighborhood-
 compatible commercial services, as well as other neighborhood uses like schools,
 churches, corner stores, etc. generally oriented along Urban Corridors (UC).
 Neighborhoods are typically designated as a whole. Existing neighborhoods are
 anticipated to maintain their existing characteristics in terms of land use mix and
 density, with the exception along edges and transition areas, where higher intensity may
 be considered.
 2. Civic / Institutional: Reserved for major developments for government, education,
 religion, medical, utilities, and other cultural or non-profit organizations located outside
 of the Downtown (DT).
Zoning:
Subject Property Current Zoning Proposed Zoning
208 E 11th Street R-MF IC
1111 Perry Street R-MF IC
725 Perry Street R-MF IC
727 Perry Street R-MF IC
739 Perry Street R-MF IC
822 Pershing Avenue R-4C IC

The applicant is petitioning a rezoning from R-MF Multi-Family Residential District and R-4C
Single-Family and Two-Family Central Residential District to IC Institutional Campus District.
The following are purpose statements for each zoning district:

 1. R-MF Multi-Family Residential District: This district is intended to accommodate a
 high-density neighborhood environment characterized by a mixture of housing types
 including single-family dwellings, semi-detached dwellings, two-family dwellings,
 townhomes and multi-family dwellings. Limited non-residential uses that are compatible
 with the surrounding residential neighborhoods may be permitted in the R-MF District.
 2. R-4C Single-Family and Two-Family Central Residential District: This district is
 intended to preserve and protect Davenport’s dense, centrally located, established urban
 residential neighborhoods. Standards of the R-4C District are intended to ensure that
 new development is complementary to the existing developed character of these
 neighborhoods. Limited non-residential uses that are compatible with the surrounding
 residential neighborhoods may be permitted in the R-4C District.
 3. IC Institutional Campus District: This zoning district is intended to encourage a
 comprehensive approach to development by significant institutions within the City. The
 IC District is also intended to:
 1. Further the policies of the Comprehensive Plan.
 2. Permit appropriate institutional growth within boundaries of the district while
 minimizing the adverse impacts associated with development and geographic
 expansion.
 3. Balance the ability of specific institutions to grow and adapt to changing needs
 while protecting the livability and vitality of adjacent areas.
 4. Encourage the preparation of a land use plan for higher development intensity
 institutional campuses that enables the community to understand the levels of
 development being proposed, their likely impacts and appropriate mitigation
 measures.


Approval Standards for Map Amendments (Chapter 17.14.040)
The Plan and Zoning Commission recommendation and the City Council decision on any zoning
text or map amendment is a matter of legislative discretion that is not controlled by any
particular standard. However, in making their recommendation and decision, the Plan and
Zoning Commission and the City Council must consider the following standards. The approval of
amendments is based on a balancing of these standards.

Please note, property tax considerations fall outside the scope of zoning determinations and
should not influence the outcome of this request. Ownership of the property by a tax-exempt
institution is allowed under the current zoning designations. Furthermore, the City does not
have the authority to regulate or restrict the purchase of property by a tax-exempt
organization. Rezoning decisions are guided by planning objectives and consistency with zoning
policy, rather than potential changes in property tax revenue.

 1. The consistency of the proposed amendment with the Comprehensive Plan
 and any adopted land use policies.
 o Staff Response: Palmer College is designated Civic/Institutional on the Davenport
 +2035 Future Land Use Map, while the adjacent subject properties carry a
 Residential General designation, reflecting the mix of housing types that support
 campus-related development. This designation applies to neighborhoods that are
 primarily residential in character but include, or are within walking distance of,
 neighborhood-compatible commercial services and other community-serving uses
 such as schools, churches, and small-scale retail, often oriented along Urban
 Corridors. These areas are intended to maintain their established land use mix
 and density, with opportunities for somewhat higher intensity development along
 edges and transition areas.
 o The proposed rezoning to the IC Institutional Campus District to allow student
 housing supports land uses that are directly affiliated with an established
 educational institution and function as a residential component of the campus
 environment. Student housing is residential in nature and consistent with the
 Residential General intent of maintaining predominantly residential
 neighborhoods that are integrated with institutional and neighborhood-serving
 uses. Additionally, the properties are located in a transitional context influenced
 by the college campus and other institutional and community-oriented uses,
 where the Plan anticipates flexibility in land use intensity.
 o The proposal represents an extension of campus-supportive housing rather than
 the introduction of a new or incompatible land use pattern. As such, the
 amendment is consistent with the Comprehensive Plan’s recognition of
 institutional anchors, neighborhood-serving uses, and coordinated growth
 patterns, and is generally consistent with adopted long-range land use policies.
 o Rezoning the subject properties to IC Institutional Campus District does not
 require an amendment to the Future Land Use Map. It is staff’s opinion that the
 proposed amendment is consistent with the Comprehensive Plan and adopted
 land use policies.
 2. The compatibility with the zoning of nearby property.
 o Staff Response: The following zoning districts abut the subject properties:
 ▪ IC Institutional Campus District
 ▪ R-4C Single-Family and Two-Family Central Residential District
 ▪ R-MF Multi-Family Residential District
 o Section 17.08.050 of the Zoning Ordinance defines 'Educational Facility -
 University or College' as, "A facility for post-secondary higher learning that grants
 associate or bachelor degrees. The institution may also have research facilities
 and/or professional schools that grant master and doctoral degrees. Educational
 facilities – university or college include ancillary uses such as dormitories,
 cafeterias, restaurants, retail sales, indoor or outdoor recreational facilities, and
 similar uses."
 o The subject properties are immediately adjacent to Palmer College of
 Chiropractic's campus. Land uses affiliated with the institution include
 educational facilities, administrative offices, dining facilities, dormitories, indoor
 and outdoor recreational amenities, and parking lots. The proposed use as
 student housing is consistent with and complementary to the residential uses
 typically affiliated with a higher education campus.
 o The IC Institutional Campus District is intended to permit institutional growth
 within the district while minimizing adverse impacts on the adjacent areas. This
 zoning classification has also been utilized by St. Ambrose University. The City
 recognizes that colleges and universities may require additional flexibility to grow
 and develop within limited space. The IC Institutional Campus District facilitates
 this use and development while providing increased public notification and
 regulatory oversight.
 o It is staff's opinion that the proposed zoning amendment to IC Institutional
 Campus District is appropriate for an 'Educational Facility-Univeristy or College'.
 Student housing functions similarly to other residential components of a college
 campus and is compatible with the broader zoning pattern, which currently
 supports institutional and residential activities in close proximity. The amendment
 would not introduce an intensity or use type substantially different from the
 established zoning.
3. The compatibility with established neighborhood character.
 o Staff Response: Davenport’s Zoning Ordinance requires the submittal and City
 Council approval of a Land Use Plan when rezoning property to the IC
 Institutional Campus District. This requirement provides an added level of review
 to ensure that development remains consistent with surrounding land uses and
 neighborhood context.
 o Palmer College proposes to utilize the subject properties, with the exception of
 822 Pershing Avenue, for student housing. No expansion of building footprints or
 increases in dwelling unit counts are proposed. Planned changes are limited to
 interior remodeling and site or building improvements that maintain the existing
 residential use and overall character of the properties.
 o The neighborhood character in this area is strongly shaped by the presence of
 the college campus and its associated facilities. Buildings and activities that
 support student life, including residential uses, are an established component of
 the neighborhood. In addition to campus-related uses, the surrounding area
 contains a variety of institutional and community-serving land uses, including
 Central High School, KWQC, Trinity Episcopal Cathedral, retail establishments, a
 gas station, Department of Correctional Services facilities, and professional
 offices. This mix of institutional, civic, commercial, and residential uses reflects a
 diverse urban setting where student housing is consistent with the established
 development pattern. Since the proposed use serves the same population and
 operates within the same institutional framework as nearby facilities, it is not
 expected to alter the fundamental character of the area.
 o The land use plan is intended to preserve and enhance the existing buildings and
 site conditions, supporting compatibility with the surrounding context. Any future
 major amendments to the plan would require review and approval by the Plan
 and Zoning Commission and City Council, providing continued oversight to
 maintain consistency with adjacent uses.
 o Based on these factors, staff finds that the proposed zoning district and land use
 plan are compatible with the established character of the area.
4. The extent to which the proposed amendment promotes the public health,
 safety, and welfare of the City.
 o Staff Response: Palmer College is requesting a zoning map amendment to the IC
 Institutional Campus District, which provides a higher level of regulatory
 oversight than conventional zoning districts. This district requires the review and
 approval of a land use plan, enabling the City and the public to understand the
 scale of development and activity proposed, evaluate potential impacts, and
 identify appropriate mitigation measures. This additional level of review is
 intended to protect the public health, safety, and welfare.
 o The amendment supports a more coordinated and predictable pattern of
 development associated with an established institutional campus. Integrating the
 subject properties into the IC District and regulating them through an adopted
 land use plan places student housing within a unified planning and management
 framework, rather than as dispersed off-campus conversions. This coordinated
 approach promotes improved property maintenance, site management, and
 compatibility with surrounding uses.
 o Locating student housing in close proximity to campus encourages walking and
 reduces reliance on vehicle trips between housing and academic facilities, which
 may lessen traffic congestion, reduce pedestrian–vehicle conflicts, and support
 safer circulation patterns. Continued use of existing buildings and infrastructure
 also promotes the efficient use of public services and utilities.
 o The land use plan process further provides ongoing municipal oversight of site
 design, building modifications, and future campus expansion, helping ensure
 development occurs in a manner that protects neighboring properties and
 maintains orderly growth. By aligning land use, zoning, and long-range campus
 planning, the amendment reduces the likelihood of incompatible development
 patterns and land use conflicts.
 o Based on these factors, staff does not anticipate that the proposed zoning map
 amendment will negatively impact the public health, safety, or welfare of the
 City.
5. The suitability of the property for the purposes for which it is presently zoned,
 i.e. the feasibility of developing the property in question for one or more of
 the uses permitted under the existing zoning classification.
 o Staff Response: The current residential zoning districts are intended to support a
 high-density neighborhood environment characterized by a mix of housing types,
 including single-family dwellings, duplexes, townhomes, and multi-family
 buildings. These districts allow residential uses that can function in proximity to
 institutional campuses, and the Zoning Ordinance recognizes that such housing
 types may serve as ancillary living options for students due to their walkable
 access to educational facilities and campus amenities. This relationship supports
 opportunities for walking, bicycling, and shorter daily trips between housing and
 campus destinations.
 o While the properties are technically developable under their existing residential
 zoning classifications, those districts were not established to provide a
 coordinated framework for campus-related housing tied to a long-term
 institutional master plan. As a result, the current zoning does not fully reflect the
 functional role the sites now serve as part of a consolidated campus housing
 strategy. The proposed IC Institutional Campus District, in conjunction with the
 adopted land use plan, more accurately represents the properties’ relationship to
 the adjacent campus and surrounding mix of institutional and residential uses.
 o Staff acknowledge that the existing zoning designation allows for residential
 development. However, the proposed IC District more appropriately reflects the
 properties' context and functional relationship to the campus.
 6. The extent to which the proposed amendment creates nonconformities.
 o Staff Response: The IC Institutional Campus District operates with two levels of
 regulation. The first is a set of base district regulations that provide for a certain
 intensity of development by-right. The second allows for the approval of a land
 use plan, which must be approved by the City Council, that creates regulations
 that allow for flexibility in the development and expansion of the institution
 above the standards set by the base district regulations. Once a land use plan is
 submitted and approved, the development proceeds in accordance with the plan
 rather than the base district regulations.
 o Through this framework, the land use plan may modify dimensional and site
 development standards, including setbacks, lot area and width, building height,
 and impervious surface coverage, in order to accommodate coordinated campus
 development.
 o With adoption of the proposed land use plan, the rezoning will not create any
 zoning nonconformities. The plan establishes a development framework that
 brings the subject sites into conformance with the IC District regulations as
 applied through the land use plan. The use of the properties for student housing
 is consistent with the permitted ancillary residential components of an
 Educational Facility — University or College.
 o Rather than creating nonconforming conditions, the amendment aligns the
 zoning designation with the existing and intended institutional land use pattern in
 the area, thereby reducing the likelihood of future land use conflicts.


Public Input:
The IC Institutional Campus District requires organizations to make a good faith effort to notify
all City recognized neighborhoods located within 500 feet of the campus at least 60 days prior
to submission of a formal application. Palmer College held this meeting on December 9, 2025
for the purpose of sharing the details of the petition, answering questions, and receiving
feedback. A representative of the Hilltop Campus Village was in attendance to learn more about
the project.

Letters were then sent to property owners within 500 feet of the campus boundary notifying the
community of the January 27th neighborhood meeting and the February 3rd Plan and Zoning
Commission Public Hearing. A notice of the public hearing was also published in the Quad City
Times.
The January 27th neighborhood meeting was held on campus in the Palmer Welcome Center
Conference Room. Those in attendance included the applicant (Chancellor and CEO of Palmer
College, IMEG, and Studio 483), Chair of the Plan & Zoning Commission, At-Large Alderperson,
Community Development Chair, Ward Alderman, planning staff, and approximately 10 members
of the public. After the Chancellor presented an overview of the Campus Master Plan, rezoning,
and right-of-way vacations, there was a question-and-answer session. Discussion topics
included:

 1. Project timeline and anticipated phasing of development.
 2. Delineation of campus boundaries to prevent encroachment into adjacent residential
 neighborhoods.
 3. Potential traffic-calming measures along Perry Street.
 4. Strategies to enhance walkability and pedestrian safety, particularly along Perry Street
 and Brady Street.
 5. Planned improvements to the pedestrian environment, including lighting, wayfinding,
 campus branding, and general site beautification.
 6. Emergency vehicle access and circulation following the proposed right-of-way vacations.
 7. Anticipated need for additional student housing.
 8. Location and total number of proposed parking spaces.


City Staff will apprise the Commission of any additional correspondence with the public at the
February 17, 2025 Plan & Zoning Commission meeting.

Attachments:
1. Application
2. Maps
3. Public Notice
 CITY OF DAVENPORT APPLICATION FOR
 Development & Neighborhood
 Services _ Planning REZONING
 1200 E. 46th ST (MAP AMENDMENT)
 Davenport, IA 52807
 DATES: PRE-APP SUBMITTAL PUBLIC HEARING

 Office 563.326.6198
 planning@davenportiowa.com PROJECT TITLE

 APPLICANT INFORMATION Palmer College of Chiropractic Institutional Campus
Applicant Name | Company Name SITE ADDRESS OR GENERAL LOCATION DESCRIPTION
Palmer College of Chiropractic 1000 N Brady St, Davenport, IA 52803
Address NEIGHBORHOOD MEETING DATE / TIME / LOCATION
1000 N Brady Street
City | State | Zip EXISTING PROPOSED SQ. AREA
 ZONING
 Davenport, IA 52803 DISTRICTS IC IC 38.3 AC
Phone
 COMPLETE SUBMITTALS SHALL INCLUDE: SUBMITTED
(563) 884-5294
Secondary Phone Concept/Development Plan

E-Mail Address
 Authorization to Act as Applicant*
 *only needed if the Applicant is different than the owner

 Legal Description* (bearing & distance)
Acceptance of Applicant
 * shall include a MS Word or Text file
I, the undersigned, certify that the information on this application to the best of
my knowledge, is true and correct. I further certify that I have a legal interest in Legal Description Dimensioned Sketch
the property in question, and/or that I am legally able to represent all other
persons or entities with interest in this property, and acknowledge formal
 Application Fee* (REQUIRED)
procedure and submittal requirements.
 * (check payable to 'City of Davenport')
In addition to the application fee, I understand I am responsible for attendance
at each meeting on the public hearing/zoning calendar. The City reserves the
right to require further site studies as necessary, such as a traffic study.

  Jennifer Randazzo
  Type Applicant's Name

 1 to 3 site notice signs are required based on lot size; $10 each
 12/26/2025
  Applicant's Signature Date
 DEVELOPMENT TEAM PROJECT NARRATIVE: (submit separate sheet if needed)
Property Owner See Submitted:
Palmer College of Chiropractic Addendum 1 - Palmer College IC - Amendment
Address
 Summary
1000 N Brady Street , Davenport, IA, 52803 Addendum 2 - Palmer College of Chiropractic IC
Phone Secondary Phone
 Application Narrative
(563) 884-5294 Addendum 3 - Palmer IC Sheet Set
E-Mail Address
 Addendum 4 - IC Boundary
 Addendum 5 - Existing and Proposed Building Data
Project Manager/Other Summary
Alex Krist Addendum 6 - Parking Summary
Address These documents provide a narrative for the changes
1717 State Street, Suite 201 to the campus master plan as well as a description of
Phone Secondary Phone the overall campus.
(563) 514-4392
E-Mail Address Submit the first two pages of this form to Planning Staff at:
 planning@davenportiowa.com or contact staff with any
 questions or requests for additional information.




 revised Jan. 2024
Palmer College of Chiropractic
IC Institutional Campus District
Major Amendment Description
December 26th, 2025

Reason for Major Modification to IC

 As part of Palmer College’s mission to continue to provide a world-class education to the
chiropractors of the future, we are constantly evaluating our campus to try to provide the best
facilities possible for our students, staff, and patients. During the most recent round of the
campus reviews, several areas of focus were identified for improvement in the campus footprint.
These updates include improvements to the main campus entrance off Brady Street, plans for a
new academic facility called the Palmer Forum, enhancements to parking, improved traffic flow
and wayfinding, and expanded green space and outdoor study areas. The plan also prioritizes
improved traffic safety along Perry Street and identifies potential sites for future student
housing. Together, these changes will strengthen the campus experience for students, staff,
and visitors alike.

The major amendments included in this submittal are:

1. The addition of properties to the campus footprint.
 a. Proposed changes to the campus boundary incorporate properties adjacent to the
 current boundary that have been acquired by Palmer College since the last Campus
 Master Plan was approved in 2021. Properties that are being incorporated into the IC
 footprint include:
 i. 1111 Perry Street
 ii. 208 E 11th Street
 iii. 822 Pershing Ave
 iv. 739 Perry Street (The Roslyn)
 v. 727 Perry Street
 vi. 725 Perry Street




2. The removal of the previously proposed mixed-use development east of Brady Street, North
 of Palmer Drive.
 a. The latest approved IC included a mixed-use development in the northern vicinity of
 the campus. When evaluating the plans for the development of the campus over the
 next 10 years, this property was not a priority. Palmer is removing the proposed
 development and showing the underlying properties as they currently exist in the
 future campus plan.
3. Vacation of Palmer Drive Right of Way and the revisions to the layout and use of the
 previous Palmer Drive Right of Way.
 a. One of the main focuses to come out of the review of the campus plan was the
 desire to develop a well-defined main campus entrance off Brady Street at the
 existing Palmer Drive location. The currently approved IC includes the closure of the
 east half of Palmer Drive with traffic being directed to the north to the alleyway
 between Brady Street and Perry Street. The updated campus plan proposes a
 similar layout, with some key changes. The east half of the vacated Palmer Drive
 will be changed to a pedestrian corridor, similar to the pedestrian corridor that was
 constructed on 11th Street. This pedestrian area will be designed to allow emergency
 services access through the area if necessary. The west half of Palmer Drive will be
 converted from a one-way road to a campus entrance. This entrance will allow drop-
 off near the campus center, have a roundabout to maintain access to the alleyway
 north of the road, and will have a new drive from the Palmer campus back onto
 Brady Street. This proposed layout has received preliminary approval from the Iowa
 DOT, and the drive will also be designed for emergency services access. Palmer
 would also like to use bricks that are salvaged from under the existing Palmer Drive
 Right of Way in the design of the new drive and walkway pavement sections.




4. Adding the Palmer Forum and associated outdoor plaza area.
 a. Another area of emphasis that came out of the latest campus review was the need
 for an academic space that could also act as a gathering space for large
 presentations or celebrations. Multiple areas of campus were investigated to find the
 most appropriate location for this space, and it was ultimately determined that a
 central campus location north of the Bechtel center was the best fit. This new
 building, the Palmer Forum, is intended to be flexible enough to host large and small
 classes, as well as graduation and speaker presentations. Adjacent to the proposed
 Palmer Forum, the new campus master plan includes an enhanced greenspace and
 outdoor study area. This area will be similar to other outdoor study spaces on
 campus such as the Keller Terrace, the Clinic Gardens, and the VanDuyne Hall
 courtyard.




5. Removing the previously approved closure of the west half of 9th street between Perry Street
 and Pershing Street.
 a. After evaluating traffic circulation patterns throughout the campus and discussing
 access with city emergency services personnel, it was determined that the benefits
 from the closure of this portion of 9th street would be outweighed by the impact on
 emergency access to the surrounding community. Because of this, Palmer is
 removing this proposed closure from the campus master plan.
6. Improved traffic safety features along Perry Street between 12th street and 9th Street.
 a. As part of the new campus master plan, Palmer is anticipating an increase in the
 pedestrian circulation in the center of campus. This area generally includes the 11th
 street pedestrian corridor, the VanDuyne Student housing courtyard, the proposed
 Palmer Drive pedestrian corridor, and the proposed Palmer Forum outdoor plaza.
 Though these areas are close in proximity, they are generally bisected by the Perry
 Street Right of Way. In order to encourage safe vehicular / pedestrian interactions in
 this area and to minimize the risk of any accidents occurring, Palmer is proposing
 three traffic calming bump outs along Perry Street between 12th street and 9th street.
 These bump outs would help consolidate pedestrian crossings on Perry Street while
 also slowing traffic as it passes through the center of the Palmer Campus.




7. Removing the previously approved partial closure of 8th Street between Main Street and
 Brady Street.
 a. With the addition of the proposed student housing and parking lots south of 8th street,
 the college determined that it would be more beneficial to have increased
 accessibility between Main Street and Brady Street than to continue the plan to close
 the west half of 8th Street. Because of this, the college is removing the proposed
 closure of 8th street from their campus master plan.



8. Adding sites for future student housing buildings east of Main Street.
 a. Due to the success of the VanDuyne student housing building, Palmer college
 determined that there is a sufficient desire for additional student housing within the
 campus footprint. To meet this demand, two student housing buildings as well as
 associated parking lots are being shown in the empty lot east of Main Street. These
 structures were shown in previous versions of the campus master plan but were
 removed with the latest approved IC when VanDuyne hall was added. The college
 believes that within the next 10 years there will be sufficient demand for on-campus
 housing to support the additional proposed units.



9. Removing the partial closure of 7th street between Main Street and Brady Street.
 a. With the addition of the proposed student housing and parking lots north of 7th street,
 the college determined that it would be more beneficial to have increased
 accessibility between Main Street and Brady Street than to continue the plan for the
 partial closures at both ends of 7th street. Because of this, the college is removing the
 proposed closure of 7th street from the campus master plan.
Palmer College of Chiropractic
IC Institutional Campus District
Application Narrative
December 26th, 2025

Outline of Submittals and Narrative

Section G - Land Use Plan

 1.) A completed application, with a narrative of intent and description of
 compatibility with the surrounding area.
 A completed application is included with the submittal. Please see Palmer IC –
 Rezoning Application Packet. A narrative of the intent and description of compatibility
 with the surrounding area can be seen in Section 5 of this outline.



 2.) Boundary Survey
 Due to the irregular shape of the Palmer Campus, the internal property that is not
 included in the IC, and the numerous individual properties that make up the Palmer
 Campus, a full legal description of the campus was not completed for the IC.
 Instead, a general description of the IC boundary can be seen in the document titled
 Addendum 4 - IC Boundary, of the submittal. Additionally, the overall IC Boundary
 can be seen on each of the drawings included in the submittal. These drawings are
 to scale, with the scale of each sheet identified on that sheet.



 3.) Set of Drawings supporting the IC Major Amendment Submittal

 a. Proposed Name or Title of the project
 Palmer College of Chiropractic - Institutional Campus

 b. North arrow, vicinity map, plan scale, date of plan preparation.
 North arrow, plan scale, and date of plan preparation can be seen on
 each sheet of the submittal. The vicinity map of the project can be seen
 on the Cover Sheet of the plan set.

 c. Tabulated Site Data
 i.) Number of Gross Acres
 The gross Acres included in the IC can be seen in the Table on
 sheet C-4 - Overall Land Use Plan.
ii.) Existing and proposed lot coverage
 A summary of the existing and proposed lot coverage can be
 seen in the table on sheet C-4 - Overall Land Use Plan. These
 overall areas are further broken down by each individual lot on
 sheet C-14 - Data Sheet.

iii.) Existing and proposed total square footage and floor area ratio of
 buildings
 A summary of the total square footage and floor areas of the
 buildings can be seen in Addendum 5 - Existing and Proposed
 Building Data Summary. The actual footprints of the buildings
 indicated in Addendum 5 can be seen on sheets C-4 - Overall
 Land Use Plan, C-5 - Land Use Plan - North, and C-6 - Land Use
 Plan - South.

iv.) Existing and Proposed number of parking stalls
 The existing areas available for parking throughout campus can
 be seen on sheet C-7 - Existing Campus Parking Data. All existing
 Palmer Campus parking lots, supplemental parking areas, and on
 street parking areas are labeled on the drawing. The tables on
 the right side of the sheet identify how many stalls are available in
 each of the areas.
 The proposed areas for parking throughout the camps can be
 seen on sheet C-8 - Proposed Campus Parking Data. All
 proposed Palmer Campus parking lots, supplemental parking
 areas, and on street parking areas are labeled on the drawing.
 The tables on the right side of the sheet identify how many stalls
 are available in each of the areas.
 Addendum 6 - Parking Summary, provides a general explanation
 of the existing and proposed parking conditions, identifies which
 lots will be removed, which are added, and compares the
 proposed parking design to the requirements laid out in the city
 zoning ordinance.

v.) Parking ratio determined
 A summary of the existing and proposed parking ratios can be
 seen in Addendum 6 - Parking Summary.
d. Existing land use and zoning surrounding the proposed development and the
 distance from the subject property line to the nearest structure on all abutting
 properties within 200 feet of the perimeter of the site.
 Existing Land use zoning is shown on the Cover Sheet of the plan set.
 Due to the high number of existing structures within 200’ of the IC
 boarder, exact dimensions were not provided on these plans. All
 structures within 200’ of the IC can be seen on sheets C-4 - Overall
 Existing Conditions, C-5 - Existing Conditions North, and C-6 - Existing
 Conditions South. These sheets are all to the scale indicated on the
 sheet, and dimensions can be measured as needed.

e. The location of the existing and proposed services including water, sanitary,
 storm, electric, gas, streets, capacity of those services and the service
 requirements for the developments.
 Existing utilities were located using a combination of city GIS, information
 supplied from the utility providers, and in some areas topographic
 surveying techniques. The location and size of the identified utilities can
 be seen on sheet C-10 - Site Utilities - North, and C-11 - Site Utilities -
 South.

f. Site constraints
 i.) Slopes in excess of 10%
 Slopes in excess of 10% are identified on sheets C-12- Grading &
 Drainage - North and C-13 Grading and Drainage - South.

 ii.) Drainage ways that carry water from abutting properties, drainage
 ways that drain areas on the site in excess of one acre and any area
 designated as a floodplain or floodway.
 In general, the Palmer Campus drains from North to South.
 Existing Campus Drainage ways are identified on sheets C-12 -
 Grading & Drainage - North and C-13 - Grading and Drainage -
 South. There are no areas within the campus footprint that are
 designated as a floodplain or floodway.

 iii.) Soils that are unsuitable or require special treatment to support
 urban development as determined by the Soil Conservation
 Services Soil Survey.
 Site Soils are identified on sheet C-9 - S-IC Area and Soils. A
 table summarizing the characteristics of the identified soils Is
 located on the right side of the sheet.
g. Existing and proposed grade changes on a two-foot interval topographic map on
 a scale basis.
 Existing Contours were developed using Scott County LIDAR Data.
 These contours are shown at 2’ interval on sheets C-12- Grading &
 Drainage - North and C-13 - Grading and Drainage - South. Proposed
 grades have not been determined at this time. The intent of the campus
 plan for final conditions to imitate existing site slopes and drainage
 patterns, with some modifications being made for accessibility and
 usability.



h. Existing and proposed building pad locations with proposed building area,
 number of stories, overall height, a list of the proposed uses in the structure and
 its gross floor area.
 Existing building pad locations can be seen on Sheets C-1 - Overall
 Existing Conditions, C-2 - Existing Conditions - North, and C-3 - Existing
 Conditions - South. Proposed building pad locations can be seen on
 sheets C-4 - Overall Land Use Plan, C-5 - Land Use Plan - North, and
 C-6 - Land Use Plan - South. A table of the requested information about
 the proposed building can be seen in Addendum 5 - Existing and
 Proposed Building Data Summary.



i. The location of existing and proposed parking areas including the extent of
 paving, proposed circulation, and number of parking spaces.
 The existing parking areas can be seen on sheet C-7 - Existing Campus
 Parking Data. This sheet shows the circulation of the lots, and the stalls in
 each lot are listed in various tables on the right side of the sheet. The
 proposed parking areas can be seen on sheet C-8- Proposed Campus
 Parking Data. This sheet shows the circulation of the lots, and the stalls in
 each lot are listed in various tables on the right side of the sheet. The total
 paved area of the parking lots can be seen on sheet C-14 - Data Sheet.



j. Location of existing and proposed loading docks, receiving areas, trash pick-up
 areas, and other areas requiring screening.
 Existing loading docks, receiving areas, and trash pick-up areas can be
 seen on sheets C-2 - Existing Conditions - North, and C-3 - Existing
 Conditions - South. Proposed loading docks, receiving areas, and trash
 pick-up areas can be seen on sheets C-9 – IC Areas and Soils.
k. The location of existing and proposed landscaping and buffering to be developed
 in the project. Massing and density of plant and other screening materials must
 be indicated.
 Existing Landscape screening areas can be seen on sheets C-1 - Overall
 Existing Conditions, C-2 - Existing Conditions - North, and C-3 - Existing
 Conditions - South. Proposed landscaping and buffering can be seen on
 sheets C-4 - Overall Land Use Plan, C-5 - Land Use Plan - North, and
 C-6 - Land Use Plan - South.



l. Location and configuration of all existing and proposed access points within
 public streets and a pedestrian / bicycle circulation plan.
 All existing access points to campus can be seen on sheets C-1 - Overall
 Existing Conditions, C-2 - Existing Conditions - North, and C-3 - Existing
 Conditions - South. All proposed access points can be seen on sheets C-
 4 - Overall Land Use Plan, C-5 - Land Use Plan - North, and C-6 - Land
 Use Plan - South. Proposed road closures can be seen on the sheets
 showing the final campus layout. To help enhance the pedestrian and
 bicycle circulation through the center of Campus, the proposed plan
 includes the conversion of the east half of Palmer Drive to an enhanced
 pedestrian corridor. This pedestrian corridor will be designed in a way to
 maintain emergency service access through the existing Palmer Drive
 R.O.W. In addition to this, Palmer is proposing three traffic calming bump
 outs along Perry Street between 9th street and 12th street. These bump
 outs will allow for safter Pedestrian circulation between the center of
 campus where the Palmer Forum will be located and the east end of
 campus where the VanDuyne student housing and turf recreation field is
 located.



m. Storm water management plan.
 Currently there is very limited public storm sewer in any area of the
 Palmer Campus. As part of the construction of the VanDuyne Student
 housing building, a 15” diameter storm outlet was extended from the
 intersection of Iowa Street and 10th Street to the intersection of 11th Street
 and Perry. For the proposed projects on campus, Palmer will treat and
 detain site stormwater in areas of improvement to meet the requirements
 of the City of Davenport Stormwater Ordinance. After meeting the
 requirements, the stormwater will be outlet to the previously installed 15”
 diameter sewer which will then drain to the city system. The existing
 extension of the storm sewer can be seen on sheet C-10 - Site Utilities -
 North.
 n. The location of all existing and proposed freestanding signs, including circulation
 signs.
 All existing and proposed signs on campus can be seen on sheets -4 -
 Overall Land Use Plan, C-5 - Land Use Plan - North, and C-6 - Land Use
 Plan - South.

4.) Traffic Impact Study
 Because of the nature of the Palmer Campus, with a large arterial roadway
 bisecting the property, a traffic impact study has not been required for previously
 submitted Campus plans. The understanding being that because there is already
 such a high-volume roadway through the center of campus, the relatively minor
 demand generated by the proposed changes to the Campus Master Plan will not
 have a significant impact on the level of service of the existing roadways. There
 are times where large events are hosted on campus where one lane of Brady
 Street is blocked off to allow drop-off stacking to occur along the east side of the
 street. At times when this is necessary, closure of the lane is coordinated with the
 City and the DOT to ensure that all the proper permitting is completed prior to the
 events. Because the changes to the campus master plan are intended to
 enhance parking capacity and consolidate the space used for similar large
 events, at this time no traffic impact study has been completed for the Palmer
 College IC.




5.) A narrative of intent and compatibility with surrounding areas. A narrative must
 be provided that describes the relationship between the institution and the
 surrounding area. The narrative at a minimum must include the following:

 a. Description of overall architectural and / or urban design theme.
 Palmer College of Chiropractic has evolved to meet the needs of its
 students and faculty as it has grown over the past 100 years; however,
 the architectural theme has remained constant. Buildings and houses of
 brick and stone dominate the campus, with more metal and glass
 introduced into recent projects. All have an urban “academic” design
 style with 2 to 4 floors of space. The campus plan and interaction with
 the neighborhood has also evolved aligning the core of academic spaces
 with Brady Street and residential buildings/parking at the perimeter. The
 proposed Master Plan strengthens the campus edge through expanded
 greenspace and landscaping at perimeter streets, buildings, and parking
 lots, while enhancing the core academic spaces adjacent to Brady Street.
b. Total number of existing and proposed users and employees of the facility.
 Palmer’s current enrollment on at their Davenport Campus is
 approximately 1,000 students supported by 250 faculty and staff.
 Approximately 270 students currently live on campus. The proposed 10-
 year plan allows for an accommodation of up to 1,500 students with 400
 living on campus.



c. Description of existing and proposed conditions of development along the outer
 boundaries of the district and its relationship with the surrounding area.
 Standards must be established to permit a compatible transition from the
 institutional use to the surrounding area. Standards include, but are not limited to
 building height and form, exterior lighting, landscaping, etc.
 The Master Plan goals are to “create sensitive and mutually beneficial
 transitions between campus and the adjacent properties.” The proposed
 Campus Master Plan created by RDG Planning & Design is proposed to
 create connection and comfort establishing a campus presence with the
 surrounding area. New buildings are predominantly located in the center of
 campus and adding enhanced lighting, fencing, and landscaping will boost
 this design concept.



d. Description of existing and proposed methods of communication between the
 institution and the community, including a method for resolution of community
 concerns.
 Palmer College has been actively involved with Hilltop Campus Village since
 its inception, as well as in communication with Davenport Community
 Schools and adjacent businesses regarding any campus activities and
 improvements that impact the surrounding neighborhood. Although there are
 no known active residential groups, Palmer proposes to open a line of
 communication with the neighbors similar to their relationships with
 surrounding businesses. Palmer will schedule annual meetings with the
 neighborhood stakeholders and residents to present and discuss campus
 planning and schedule, as well as neighbor concerns.



e. Description of any existing and proposed impacts of development and the
 surrounding area and how these impacts should be mitigated. This description
 shall include property outside the boundaries of the district and their interaction
 with the surrounding area. Impacts include, but are not limited to lighting, noise,
 parking, etc.
 The developments proposed in Palmer’s Master Plan are primarily defining
 and softening their campus edge through expanding green space and
 landscaping. Proposed buildings will be designed to respect and
 complement the existing architectural theme on campus.
f. Description of existing and proposed relationship of institutional transportation
 system (auto, bus, bicycle, pedestrian) to the external street network. A
 description of specific programs to reduce traffic impacts, and to encourage the
 use of public transit, carpooling, bicycling, and walking.
 The urban nature of this campus is reinforced by student living. 25% of
 Palmer’s students live on campus and another 20% to 30% live in rented
 neighborhood and downtown houses and apartments. With the addition of
 the VanDuyne Student Housing Addition a large percent of the student
 population walk to campus. Other students and faculty are encouraged to use
 public transportation and/or car-pooling for other daily trips to campus. The
 proximity of Brady Street provides more opportunity for bus access in relation
 to campus buildings.
 DATE




 PALMER COLLEGE OF CHIROPRACTIC Know what's below.
 Callbefore you dig.
 R




 INSTITUTIONAL CAMPUS
 REVISIONS DESCRIPTION
 DAVENPORT, IOWA

 INDEX OF SHEETS
 Sheet Title
 Sheet Number




 C-0 COVER SHEET
 C-1 OVERALL EXISTING CONDITIONS
 C-2 EXISTING CONDITIONS - NORTH
 C-3 EXISTING CONDITIONS - SOUTH
 C-4 OVERALL LAND USE PLAN
 C-5 LAND USE PLAN NORTH No.
 C-6 LAND USE PLAN SOUTH
 C-7 EXISTING CAMPUS PARKING DATA
 C-8 PROPOSED CAMPUS PARKING DATA

 PH: 928.255.0410
 C-9 IC AREAS AND SOILS
 C-10 SITE UTILITY PLAN - NORTH

 www.imegcorp.com
 C-11 SITE UTILITY PLAN - SOUTH
 C-12 GRADING AND DRAINAGE - NORTH
 C-13 GRADING AND DRAINAGE - SOUTH
 C-14 DATA SHEET




 323 N. LEROUX STREET



 SUITE 201



 FLAGSTAFF, AZ 86001




EXISTING ZONING MAP Parcels Included in Rezoning Petition
 NOT TO SCALE




 PALMER INSTITUTIONAL CAMPUS
 MAP PROVIDED BY GOOGLE

 VICINITY MAP
 NOT TO SCALE UTILITY NOTE
 THE LOCATIONS OF THOSE BURIED AND ABOVE GROUND UTILITIES SHOWN ARE APPROXIMATE,
 ARE SHOWN FOR CONTRACTOR INFORMATIONAL USE ONLY, AND ARE NOT TO BE REFERENCED
 FOR CONSTRUCTION PURPOSES. THE IMPLIED PRESENCE OR ABSENCE OF UTILITIES IS NOT TO
 PALMER COLLEGE OF CHIROPRACTIC BE CONSTRUED BY THE OWNER, ENGINEER, CONTRACTOR, OR SUBCONTRACTORS TO BE AN




 COVER SHEET
 1000 Brady Street ACCURATE AND COMPLETE REPRESENTATION OF UTILITIES THAT MAY OR MAY NOT EXIST ON THE




 DAVENPORT, IOWA
 DAVENPORT, IA 52803 CONSTRUCTION SITE. BURIED AND ABOVE GROUND UTILITY LOCATION, IDENTIFICATION, AND
 (563)-884-5653 MARKING ARE THE SOLE RESPONSIBILITY OF THE CONTRACTOR. REROUTING, DISCONNECTION,
 PROTECTION, ETC. OF ANY UTILITY MUST BE COORDINATED BETWEEN THE CONTRACTOR, UTILITY
 COMPANY AND OWNER. SITE SAFETY, INCLUDING THE AVOIDANCE OF HAZARDS ASSOCIATED
 WITH BURIED AND ABOVEGROUND UTILITIES, REMAINS THE SOLE RESPONSIBILITY OF THE
 CONTRACTOR.




 IMEG Project No:
 25003972.01
DAVENPORT 2035 ZONING MAP File Name:
 Parcels Included in Rezoning Petition 25003972.01-COVER AND
 NOT TO SCALE DETAILS.dwg
 C COPYRIGHT 2025
 ALL RIGHTS RESERVED
 Field Book No: ####
 Drawn By: WRC
 1717 STATE STREET - SUITE 201
 BETTENDORF, IA 52722
 563.344.0260
 Checked By: AEK
 www.imegcorp.com
 PROJECT # 25003972.01 Date: 12/23/2025
 IMEG CORP RESERVES PROPRIETARY RIGHTS, INCLUDING COPYRIGHTS, TO THIS
 DRAWING AND THE DATA SHOWN THEREON. SAID DRAWING AND/OR DATA ARE
 THE EXCLUSIVE PROPERTY OF IMEG CORP AND SHALL NOT BE USED OR
 REPRODUCED FOR ANY OTHER PROJECT WITHOUT THE EXPRESS WRITTEN
 APPROVAL AND PARTICIPATION OF IMEG CORP. © 2018 IMEG CORP.
 REFERENCE SCALE IN INCHES
 0 1 2 3
 Sheet 1 of 15
 DATE




 REVISIONS DESCRIPTION
 SQUARE RUNOFF
 ITEM ACRES
 FOOTAGE COEFFICIENT

EXISTING:
 Buildings / Structures 319,295 7.33 0.95
 Parking/Driveways 649,044 14.90 0.95

 Total Existing Impervious 968,339 22.23
 Total Existing Pervious 652,964 14.99
 No.
 Total 1,621,303 37.22

 PH: 928.255.0410



 www.imegcorp.com




 323 N. LEROUX STREET



 SUITE 201



 FLAGSTAFF, AZ 86001




 PALMER INSTITUTIONAL CAMPUS OVERALL EXISTING CONDITIONS
 DAVENPORT, IOWA




 IMEG Project No:
 25003972.01
 File Name:
 25003972.01-EXISTING
 CONDITIONS.dwg
 C COPYRIGHT 2025
 ALL RIGHTS RESERVED
 Field Book No: ####
 Drawn By: WRC
 Checked By: AEK
 Date: 12/23/2025

 C-1
 Sheet 2 of 15
 DATE




 REVISIONS DESCRIPTION
 L

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 No.

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 PH: 928.255.0410
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 www.imegcorp.com
 W




 323 N. LEROUX STREET



 SUITE 201



 FLAGSTAFF, AZ 86001




 W




 PALMER INSTITUTIONAL CAMPUS EXISTING CONDITIONS - NORTH
 DAVENPORT, IOWA
L R




 W
 L R




 W




 W


 L R
 IMEG Project No:
 25003972.01
 File Name:
 25003972.01-EXISTING
 CONDITIONS.dwg
 C COPYRIGHT 2025
 ALL RIGHTS RESERVED
 Field Book No: ####
 Drawn By: WRC
 W
 Checked By: AEK
 Date: 12/23/2025


 L R
 C-2
 Sheet 3 of 15
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L R


 DATE
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 REVISIONS DESCRIPTION
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 W




 W


 L R




 No.

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 PH: 928.255.0410



 www.imegcorp.com
 L R


 W
 L R




 323 N. LEROUX STREET



 SUITE 201



 FLAGSTAFF, AZ 86001

 W
 L R




 PALMER INSTITUTIONAL CAMPUS EXISTING CONDITIONS - SOUTH
 DAVENPORT, IOWA




 IMEG Project No:
 25003972.01
 File Name:
 25003972.01-EXISTING
 CONDITIONS.dwg
 W C COPYRIGHT 2025
 ALL RIGHTS RESERVED
 W
 Field Book No: ####
 Drawn By: WRC
 Checked By: AEK
 Date: 12/23/2025

 C-3
 Sheet 4 of 15
 DATE




 GENERAL NOTES
 1. ALL INFORMATION WAS GATHERED BY MULTIPLE
 RESOURCES AND LOCATION OF ALL FEATURES




 REVISIONS DESCRIPTION
 SHOWN IS APPROXIMATE.

 2. ANY AND ALL PROPERTIES INCLUDED WITHIN THE
 BOUNDARIES OF THIS IC, THAT DO NOT HAVE
 PROPOSED FURTHER USED SPECIFIED ON THE LAND
 USE PLAN AND/OR ON THE DATA SHEET, MAY
 CONTINUE TO BE USED AS THEY CURRENTLY EXIST
 AND/OR AS PERMITTED UNDER THE IC ZONING
 CLASSIFICATION. SAID PROPERTIES MAY ALSO BE
 USED FOR OPEN SPACE PURPOSES IN THE EVENT OF
 DEMOLITION OF AN EXISTING BUILDING OR GROUP
 OF BUILDINGS. ALL DEMOLITION SITES SHALL BE
 FILLED, GRADED LEVEL, AND AT A MINIMUM SHALL
 BE RESTORED WITH PLATED GRASS SEED OR SOD.

 3. FENCE LOCATIONS AND OPENINGS DEPICTED ON
 THE MAP MAY BE ADJUSTED BASED ON
 NEIGHBORHOOD INPUT AND/OR FURTHER REVIEW
 DURING THE PRE-CONSTRUCTION PHASE.

 LEGEND

 PROPOSED LANDSCAPE


 PROPOSED BUILDING


 PROPOSED PAVEMENT


 PROPOSED SIDEWALK
 No.

 EXISTING PARKING


 PROPOSED PARKING


 PH: 928.255.0410



 www.imegcorp.com




 SQUARE RUNOFF
 ITEM ACRES
 FOOTAGE COEFFICIENT
 323 N. LEROUX STREET

EXISTING:
 SUITE 201
 Buildings / Structures 319,295 7.33 0.95
 Parking/Driveways 649,044 14.90 0.95 FLAGSTAFF, AZ 86001




 Total Existing Impervious 968,339 22.23
 Total Existing Pervious 652,964 14.99

 Total 1,621,303 37.22
PROPOSED:
 Buildings / Structures 359,370 8.25 0.95
 Parking Lots / Driveways 727,452 16.70 0.95
 Enhanced Palmer Drive 14,590 0.33 0.95
 Enhanced Campus Corridors 32,396 0.74 0.95




 PALMER INSTITUTIONAL CAMPUS
 Total Proposed Impervious 1,133,808 26.03




 OVERALL LAND USE PLAN
 Total Proposed Pervious 534,481 12.27

 Total 1,668,289 38.29




 DAVENPORT, IOWA




 IMEG Project No:
 25003972.01
 File Name:
 25003972.01-Landuse Plan.dwg

 C COPYRIGHT 2025
 ALL RIGHTS RESERVED
 Field Book No: ####
 Drawn By: WRC
 Checked By: AEK
 Date: 12/23/2025

 C-4
 Sheet 5 of 15
 DATE




 GENERAL NOTES
1. ALL INFORMATION WAS GATHERED BY MULTIPLE
 RESOURCES AND LOCATION OF ALL FEATURES
 SHOWN IS APPROXIMATE.




 DESCRIPTION
2. ANY AND ALL PROPERTIES INCLUDED WITHIN THE




 REVISIONS
 BOUNDARIES OF THIS IC, THAT DO NOT HAVE
 PROPOSED FURTHER USED SPECIFIED ON THE LAND
 USE PLAN AND/OR ON THE DATA SHEET, MAY
 CONTINUE TO BE USED AS THEY CURRENTLY EXIST
 AND/OR AS PERMITTED UNDER THE IC ZONING
 CLASSIFICATION. SAID PROPERTIES MAY ALSO BE
 USED FOR OPEN SPACE PURPOSES IN THE EVENT OF
 DEMOLITION OF AN EXISTING BUILDING OR GROUP
 OF BUILDINGS. ALL DEMOLITION SITES SHALL BE
 FILLED, GRADED LEVEL, AND AT A MINIMUM SHALL
 BE RESTORED WITH PLATED GRASS SEED OR SOD.

3. FENCE LOCATIONS AND OPENINGS DEPICTED ON
 THE MAP MAY BE ADJUSTED BASED ON
 NEIGHBORHOOD INPUT AND/OR FURTHER REVIEW
 DURING THE PRE-CONSTRUCTION PHASE.

 LEGEND

 PROPOSED LANDSCAPE


 PROPOSED BUILDING


 PROPOSED PAVEMENT


 PROPOSED SIDEWALK


 EXISTING PARKING
 No.

 PROPOSED PARKING




 PH: 928.255.0410



 www.imegcorp.com




 323 N. LEROUX STREET



 SUITE 201



 FLAGSTAFF, AZ 86001




 PALMER INSTITUTIONAL CAMPUS
 LAND USE PLAN NORTH
 DAVENPORT, IOWA




 IMEG Project No:
 25003972.01
 File Name:
 25003972.01-Landuse Plan.dwg

 C COPYRIGHT 2025
 ALL RIGHTS RESERVED
 Field Book No: ####
 Drawn By: WRC
 Checked By: AEK
 Date: 12/23/2025

 C-5
 Sheet 6 of 15
 DATE




 GENERAL NOTES
1. ALL INFORMATION WAS GATHERED BY MULTIPLE
 RESOURCES AND LOCATION OF ALL FEATURES
 SHOWN IS APPROXIMATE.




 REVISIONS DESCRIPTION
2. ANY AND ALL PROPERTIES INCLUDED WITHIN THE
 BOUNDARIES OF THIS IC, THAT DO NOT HAVE
 PROPOSED FURTHER USED SPECIFIED ON THE LAND
 USE PLAN AND/OR ON THE DATA SHEET, MAY
 CONTINUE TO BE USED AS THEY CURRENTLY EXIST
 AND/OR AS PERMITTED UNDER THE IC ZONING
 CLASSIFICATION. SAID PROPERTIES MAY ALSO BE
 USED FOR OPEN SPACE PURPOSES IN THE EVENT OF
 DEMOLITION OF AN EXISTING BUILDING OR GROUP
 OF BUILDINGS. ALL DEMOLITION SITES SHALL BE
 FILLED, GRADED LEVEL, AND AT A MINIMUM SHALL
 BE RESTORED WITH PLATED GRASS SEED OR SOD.

3. FENCE LOCATIONS AND OPENINGS DEPICTED ON
 THE MAP MAY BE ADJUSTED BASED ON
 NEIGHBORHOOD INPUT AND/OR FURTHER REVIEW
 DURING THE PRE-CONSTRUCTION PHASE.

 LEGEND

 PROPOSED LANDSCAPE


 PROPOSED BUILDING


 PROPOSED PAVEMENT


 PROPOSED SIDEWALK

 No.
 EXISTING PARKING


 PROPOSED PARKING




 PH: 928.255.0410



 www.imegcorp.com




 323 N. LEROUX STREET



 SUITE 201



 FLAGSTAFF, AZ 86001




 PALMER INSTITUTIONAL CAMPUS
 LAND USE PLAN SOUTH
 DAVENPORT, IOWA




 IMEG Project No:
 25003972.01
 File Name:
 25003972.01-Landuse Plan.dwg

 C COPYRIGHT 2025
 ALL RIGHTS RESERVED
 Field Book No: ####
 Drawn By: WRC
 Checked By: AEK
 Date: 12/23/2025

 C-6
 Sheet 7 of 15
 LOT A LOT O P27 DATE
TOTAL STALLS 36 TOTAL STALLS 37 3
AM 2 AM 13
PM 1 PM 15
 P28
 GENERAL NOTES
 4
 1. ALL INFORMATION WAS GATHERED BY MULTIPLE

 LOT B LOT P RESOURCES AND LOCATION OF ALL FEATURES
 SHOWN IS APPROXIMATE.

TOTAL STALLS 87 TOTAL STALLS 30 2. PARKING COUNTS WERE CONDUCTED BY PALMER




 REVISIONS DESCRIPTION
 STAFF ON SEPTEMBER 8TH, 2025. THE UTILIZED AM

AM 86 AM 1 P29 STALLS WERE COUNTED AT 10 AM, AND THE PM
 STALLS WERE COUNTED AT 2 PM. SMALLER
 RESIDENTIAL HOUSES AND APARTMENTS WERE NOT
PM 83 PM 2 2 INCLUDED IN THIS STUDY.

 3. FOR ALL PARKING LOTS (A-T) THE AVERAGE
 PERCENTAGE USED IN THE AM WAS 53%. THE
 AVERAGE PERCENTAGE USED IN THE PM WAS 51%.

 LEGEND
 LOT C LOT Q P30
TOTAL STALLS 43 TOTAL STALLS 23 TOTAL STALLS 5 EXISTING PARKING


AM 19 AM 0 UTILIZED 4 EXISTING PARKING


PM 14 PM 0
 9TH ST
 P36 TOTAL STALLS 12
 LOT D LOT R 9 UTILIZED 8
TOTAL STALLS 36 TOTAL STALLS 64
 No.
AM 31 AM 59
PM 28 PM 58 P41 PALMER DR
 TOTAL STALLS 6 TOTAL STALLS 23
 PH: 928.255.0410
 UTILIZED 6 UTILIZED 23
 LOT E LOT T
 www.imegcorp.com
TOTAL STALLS 8 TOTAL STALLS 24
AM 5 AM 10 P42 12TH ST
PM 5 PM 8 TOTAL STALLS 4 TOTAL STALLS 19
 UTILIZED 2 UTILIZED 6
 323 N. LEROUX STREET



 SUITE 201
 LOT F P4
TOTAL STALLS 60 TOTAL STALLS 4 P43 TOTAL STALLS FLAGSTAFF, AZ 86001
AM 19 AM 4 6
PM 23 PM 4
 1436

 P44
 LOT G P5 (ARGYLE APTS) 4
TOTAL STALLS 128 TOTAL STALLS 28
AM 108 AM 24
PM 107 PM 23 P45
 2




 EXISTING CAMPUS PARKING DATA
 PERRY APT (520)




 PALMER INSTITUTIONAL CAMPUS
 LOT H
TOTAL STALLS 25 TOTAL STALLS 86 MAIN ST
AM 22 AM 37 TOTAL STALLS 70
PM 19 PM 34 UTILIZED 70




 DAVENPORT, IOWA
 LOT I PERRY APT (521) BRADY ST
TOTAL STALLS 16 TOTAL STALLS 55 21
AM 8 AM 22
PM 9 PM 26
 PERRY ST
 TOTAL STALLS 95
 LOT K UTILIZED 92
 P6
TOTAL STALLS 61 TOTAL STALLS 6
AM 54 UTILIZED 3
 PERSHING AVE
PM 54
 TOTAL STALLS 49
 P13 UTILIZED 12
 LOT M 9
TOTAL STALLS 133
 6TH ST
AM 31
 P14 TOTAL STALLS 23
PM 32
 4 UTILIZED 7


 LOT N IMEG Project No:
 7TH ST 25003972.01
TOTAL STALLS 31 P15 File Name:
 TOTAL STALLS 24
AM 21 6 25003972.01-Parking
 Count-Existing.dwg
 UTILIZED 4 C COPYRIGHT 2025
 ALL RIGHTS RESERVED
PM 18
 Field Book No: ####
 Drawn By: WRC
 P16
 8TH ST Checked By: AEK
 4 Date: 12/23/2025
 TOTAL STALLS 11
 UTILIZED 9 C-7
 Sheet 8 of 15
 LOT C LOT R P41 DATE

TOTAL STALLS 70 TOTAL STALLS 346 TOTAL STALLS 6
AM AM UTILIZED 6
PM PM
 GENERAL NOTES
 P42
 1. ALL INFORMATION WAS GATHERED BY MULTIPLE
 RESOURCES AND LOCATION OF ALL FEATURES
 LOT D LOT T TOTAL STALLS 4 SHOWN IS APPROXIMATE.

TOTAL STALLS 36 TOTAL STALLS 24 UTILIZED 2 2. PARKING COUNTS WERE CONDUCTED BY PALMER




 REVISIONS DESCRIPTION
 STAFF ON SEPTEMBER 8TH, 2025. THE UTILIZED AM
 STALLS WERE COUNTED AT 10 AM, AND THE PM
AM 31 AM 10 STALLS WERE COUNTED AT 2 PM. SMALLER
 RESIDENTIAL HOUSES AND APARTMENTS WERE NOT
PM 28 PM 6 INCLUDED IN THIS STUDY.

 LEGEND
 P43
 12 PROPOSED PARKING

 LOT E P4
 EXISTING PARKING
TOTAL STALLS 78 TOTAL STALLS 4
 PROPOSED PARKING
AM AM 4 P44
PM PM 4 4



 LOT F P5 (ARGYLE APTS) P45
TOTAL STALLS 155 TOTAL STALLS 28 2
 No.
AM AM 24
PM PM 23
 MAIN ST
 PH: 928.255.0410
 TOTAL STALLS 70
 www.imegcorp.com
 LOT H PERRY APT (520) UTILIZED 70
TOTAL STALLS 42 TOTAL STALLS 86
AM AM 37
PM PM 37 BRADY ST
 21
 323 N. LEROUX STREET



 SUITE 201
 LOT I PERRY APT (521)
 FLAGSTAFF, AZ 86001
TOTAL STALLS 16 TOTAL STALLS 55 PERRY ST
AM 8 AM 22 TOTAL STALLS 95
PM 9 PM 26 UTILIZED 92




 PALMER COLLEGE OF CHIROPRACTIC INSTITUTIONAL CAMPUS
 LOT G P6 PERSHING AVE
TOTAL STALLS 50 TOTAL STALLS 6 TOTAL STALLS 49
AM 48 UTILIZED 3 UTILIZED 12
PM 47




 PROPOSED CAMPUS PARKING DATA
 P13 6TH ST
 LOT M 9 TOTAL STALLS 23
TOTAL STALLS 133 UTILIZED 7
AM 31
PM 32 P14
 4 7TH ST




 DAVENPORT, IOWA
 TOTAL STALLS 24
 LOT N UTILIZED 4
TOTAL STALLS 31 P15
AM 21 6
PM 18 8TH ST
 TOTAL STALLS 11
 P27 UTILIZED 9
 LOT O 3
TOTAL STALLS 37
AM 13 9TH ST
PM 15 P28 TOTAL STALLS 12
 4 UTILIZED 8

 LOT P
TOTAL STALLS 30 P29 PALMER DR
AM 1 2 0
PM 2

 P36 12TH ST IMEG Project No:
 25003972.01
 LOT Q 9 TOTAL STALLS 19 File Name:
TOTAL STALLS 23 UTILIZED 6 25003972.01-Parking
 Count-Proposed.dwg
 C COPYRIGHT 2025
 ALL RIGHTS RESERVED
AM 0 Field Book No: ####
PM 0 Drawn By: WRC
 TOTAL STALLS Checked By: AEK
 Date: 12/23/2025
 1630
 C-8
 Sheet 9 of 15
 DATE




 L R W
 R
 GENERAL NOTES
 W
 1. ALL INFORMATION WAS GATHERED BY MULTIPLE
 RESOURCES AND LOCATION OF ALL FEATURES
 SHOWN IS APPROXIMATE.




 REVISIONS DESCRIPTION
 LEGEND
 W


 PROPOSED LANDSCAPE


 PROPOSED BUILDING


 W PROPOSED PAVEMENT
 L R

 PROPOSED SIDEWALK


 EXISTING PARKING


 PROPOSED PARKING

 SOIL CLASSIFICATION LINE



 SOIL CLASSIFICATION



 L LOADING AREA


 R RECEIVING AREA No.

 W WASTE COLLECTION POINT
 W




 PH: 928.255.0410
 L



 www.imegcorp.com




 323 N. LEROUX STREET
L R




 SUITE 201
 W
 L R




 FLAGSTAFF, AZ 86001




 PALMER COLLEGE OF CHIROPRACTIC INSTITUTIONAL CAMPUS
 W




 W


 L R




 W




 IC AREAS AND SOILS
 L R


 W
 L R




 DAVENPORT, IOWA
 W
 L R


 W
 L R




 IMEG Project No:
 25003972.01
 File Name:
 25003972.01-Site Areas Soils &
 Grading.dwg
 C COPYRIGHT 2025
 ALL RIGHTS RESERVED
 Field Book No: ####
 Drawn By: WRC
 Checked By: AEK
 Date: 12/23/2025
 W

 W

 C-9
 Sheet 10 of 15
 DATE




 GENERAL NOTES
1. ALL INFORMATION WAS GATHERED BY MULTIPLE
 RESOURCES AND LOCATION OF ALL FEATURES
 SHOWN IS APPROXIMATE.




 REVISIONS DESCRIPTION
 LEGEND

 PROPOSED LANDSCAPE


 PROPOSED BUILDING


 PROPOSED PAVEMENT


 PROPOSED SIDEWALK


 EXISTING PARKING


 PROPOSED PARKING

 STORM MANHOLE
 STORM INLET
 STORM INLET

 STORM DOUBLE INLET
 SANITARY MANHOLE
 HYDRANT
 ELECTRIC MANHOLE
 TELEPHONE PEDESTAL No.
 SANITARY SEWER
 STORM SEWER
 WATER LINE
 OVERHEAD ELECTRIC
 UNDERGROUND ELECTRIC

 PH: 928.255.0410
 GAS LINE
 TELEPHONE LINE



 www.imegcorp.com
 FIBER OPTIC CABLE




 323 N. LEROUX STREET



 SUITE 201



 FLAGSTAFF, AZ 86001




 PALMER COLLEGE OF CHIROPRACTIC INSTITUTIONAL CAMPUS
 SITE UTILITY PLAN - NORTH
 DAVENPORT, IOWA




 IMEG Project No:
 25003972.01
 File Name:
 25003972.01-Site Utility Plan.dwg

 C COPYRIGHT 2025
 ALL RIGHTS RESERVED
 Field Book No: ####
 Drawn By: WRC
 Checked By: AEK
 Date: 12/23/2025


 C-10
 Sheet 11 of 15
 DATE




 GENERAL NOTES
1. ALL INFORMATION WAS GATHERED BY MULTIPLE
 RESOURCES AND LOCATION OF ALL FEATURES
 SHOWN IS APPROXIMATE.




 REVISIONS DESCRIPTION
 LEGEND

 PROPOSED LANDSCAPE


 PROPOSED BUILDING


 PROPOSED PAVEMENT


 PROPOSED SIDEWALK


 EXISTING PARKING


 PROPOSED PARKING

 STORM MANHOLE
 STORM INLET
 STORM INLET

 STORM DOUBLE INLET
 SANITARY MANHOLE
 HYDRANT
 ELECTRIC MANHOLE
 TELEPHONE PEDESTAL No.
 SANITARY SEWER
 STORM SEWER
 WATER LINE
 OVERHEAD ELECTRIC


 PH: 928.255.0410
 UNDERGROUND ELECTRIC
 GAS LINE
 TELEPHONE LINE


 www.imegcorp.com
 FIBER OPTIC CABLE




 323 N. LEROUX STREET



 SUITE 201



 FLAGSTAFF, AZ 86001




 PALMER COLLEGE OF CHIROPRACTIC INSTITUTIONAL CAMPUS
 SITE UTILITY PLAN - SOUTH
 DAVENPORT, IOWA




 IMEG Project No:
 25003972.01
 File Name:
 25003972.01-Site Utility Plan.dwg

 C COPYRIGHT 2025
 ALL RIGHTS RESERVED
 Field Book No: ####
 Drawn By: WRC
 Checked By: AEK
 Date: 12/23/2025


 C-11
 Sheet 12 of 15
 DATE




 GENERAL NOTES
1. ALL INFORMATION WAS GATHERED BY MULTIPLE
 RESOURCES AND LOCATION OF ALL FEATURES
 SHOWN IS APPROXIMATE.




 REVISIONS DESCRIPTION
 LEGEND

 PROPOSED LANDSCAPE


 PROPOSED BUILDING


 PROPOSED PAVEMENT


 PROPOSED SIDEWALK


 SLOPES > 10%


 EXISTING PARKING


 PROPOSED PARKING


 CONTOUR


 DRAINAGE DIRECTION



 No.




 PH: 928.255.0410



 www.imegcorp.com




 323 N. LEROUX STREET



 SUITE 201



 FLAGSTAFF, AZ 86001




 PALMER COLLEGE OF CHIROPRACTIC INSTITUTIONAL CAMPUS
 GRADING AND DRAINAGE - NORTH
 DAVENPORT, IOWA




 IMEG Project No:
 25003972.01
 File Name:
 25003972.01-Site Areas Soils &
 Grading.dwg
 C COPYRIGHT 2025
 ALL RIGHTS RESERVED
 Field Book No: ####
 Drawn By: WRC
 Checked By: AEK
 Date: 12/23/2025


 C-12
 Sheet 13 of 15
 DATE




 GENERAL NOTES
1. ALL INFORMATION WAS GATHERED BY MULTIPLE
 RESOURCES AND LOCATION OF ALL FEATURES
 SHOWN IS APPROXIMATE.




 REVISIONS DESCRIPTION
 LEGEND

 PROPOSED LANDSCAPE


 PROPOSED BUILDING


 PROPOSED PAVEMENT


 PROPOSED SIDEWALK


 SLOPES > 10%


 EXISTING PARKING


 PROPOSED PARKING


 CONTOUR


 DRAINAGE DIRECTION



 No.




 PH: 928.255.0410



 www.imegcorp.com




 323 N. LEROUX STREET



 SUITE 201



 FLAGSTAFF, AZ 86001




 PALMER COLLEGE OF CHIROPRACTIC INSTITUTIONAL CAMPUS
 GRADING AND DRAINAGE - SOUTH
 DAVENPORT, IOWA




 IMEG Project No:
 25003972.01
 File Name:
 25003972.01-Site Areas Soils &
 Grading.dwg
 C COPYRIGHT 2025
 ALL RIGHTS RESERVED
 Field Book No: ####
 Drawn By: WRC
 Checked By: AEK
 Date: 12/23/2025


 C-13
 Sheet 14 of 15
 DATE
 APPROXIMATE OVERALL AREA USE DESCRIPTION APPROXIMATE OVERALL AREA USE DESCRIPTION
 Coverage Type - Initial Coverage Type - Proposed Structure Gross Floor Building Coverage Type - Initial Coverage Type - Proposed
 Structure Gross Building Parcel Area Structure Stories Existing Use Property Name Parcel Size
Area Structure Stories Existing Use Property Name Footprint Area Height
 Footprint Floor Area Height Size Impervious Pervious Impervious Pervious
 Impervious Pervious Impervious Pervious
 Lot C 4,284 - 4,284 Future Lot C Future Lot C - 0.00 0.10
 (SF) (SF) (FT) (ac) (ac) (ac) (ac) (ac) AL3 2,762 - 2,762 Paved Alley - - 0.06 0.06
 1 43,374 - 43,374 - 1.62 1.00 0.62 1.00 0.62 44 Non-Building 0.40 0.12 0.07
 P1 Lot M Lot M - 2,177 - 2,177 - - 0.05 0.00
 2 1,869 - 1,869 - 0.09 0.04 0.05 0.04 0.05 Campus
 3 - - - - Empty Lot - - 0.08 0.00 0.08 0.00 0.08 7,437 Campus Center 0.17 0.17
 1,074 1,074 Storage Palmer College of Chiropractic
 B1 1 - 0.02 0.02 45 B23 5,617 5 58,136 Campus Center 65 0.27 0.13 0.14 0.13 0.14
 Campus
 4 B2 96 1 96 Shed 748 North Main St. - 0.17 0.00 0.10 0.00 0.10 2,716 Campus Center 0.06 0.06
 P2 2,065 - 2,065 Paved Surface - 0.05 0.05 46 Non-Building 0.26 0.10 0.10
 - 4,526 - 4,526 - - 0.10 0.10




 REVISIONS DESCRIPTION
 5 - - - - Empty Lot - - 0.17 0.00 0.17 0.00 0.17 Campus
 6 - - - - Empty Lot - - 0.15 0.00 0.15 0.00 0.15 B24 6,043 4 26,910 Research Center 40 0.14 0.14
 47 0.97 0.48 0.48
 7 - - - - Empty Lot - - 0.17 0.00 0.17 0.00 0.17 P23 15,381 - 15,381 Lot N - 0.35 0.35
 8 - - - - Empty Lot - - 0.13 0.00 0.13 0.00 0.13 B25 3,108 3 9,324 Apartment Housing 48 0.08 0.08
 48 0.53 0.11 0.11
 9 - - - - Empty Lot - - 0.18 0.00 0.18 0.00 0.18 P24 14,869 - 14,869 Lot O Palmer College of Chiropractic - 0.34 0.34
10 - - - - Empty Lot - - 0.18 0.00 0.18 0.00 0.18 B26 1,098 1 1,098 Residential Housing Campus 16 0.03 0.03
 49 0.19 0.07 0.07
11 - - - - Empty Lot - - 0.17 0.00 0.17 0.00 0.17 P25 4,045 - 4,045 Lot O - 0.09 0.09
12 - - - - Empty Lot - - 0.14 0.00 0.14 0.00 0.14 B27 4,608 2 6,912 Apartment Housing 30 0.11 0.11
 50 0.55 0.30 0.30
13 - - - - Empty Lot - - 0.14 0.00 0.14 0.00 0.14 P26 6,315 - 6,315 Lot O - 0.14 0.14
 B3 28,375 2 43,758 Fitness Center 40 0.65 0.65 B28 1,509 2 2,600 Residential Housing - - 0.04 0.04
 B4 23,608 2 55,114 Classroom Building 38 0.54 0.54 51 B29 356 1 356 Garage - - 0.17 0.01 0.06 0.01 0.06
 B5 16,620 3 51,343 Library 40 0.38 0.38 P27 2,650 - 2,650 Paved Area - - 0.06 0.06
 B6 8,502 4 36,987 Admin Building 65 0.20 0.20 B30 1,424 2 2,825 Residential Housing - - 0.03 0.03
 52 0.17 0.09 0.09
 B7 22,560 3 81,240 West Hall 40 0.52 0.52 P28 2,273 - 2,273 Paved Area - - 0.05 0.05
 B8 11,540 2 19,035 Chemistry Building Palmer College of Chiropractic 34 0.26 0.26 B31 1,643 2 2,888 Residential Housing - - 0.04 0.04
14 Campus 6.71 1.71 1.71 53 0.20 0.10 0.10
 B9 6,416 3 20,918 Memoral Building 38 0.15 0.15 P29 2,608 - 2,608 Paved Area - - 0.06 0.06
 B10 6,130 3 12,718 Palmer Mansion 48 0.14 0.14 Lot C 13,136 - 13,136 Future Lot C Future Lot C - 0.00 0.30
 P3 15,101 - 15,101 Lot D - 0.35 0.35
 54
 P30 5,750 - 5,750 Paved Area - -
 0.34
 0.13
 0.21
 0.00
 0.04 No.
 P4 4,077 - 4,077 Parking Lot - 0.09 0.09 55 B32 836 1 836 Garage - - 0.17 0.02 0.15 0.02 0.15
 Non-Building 56 P31 6,965 - 6,965 Parking Lot - - 0.18 0.16 0.02 0.16 0.02
 - 74,892 - 74,892 - 1.72 1.72
 Campus 11,322 27,736
 B33 3 Residential Hall 44 0.26 0.26
 Perry Hill Housing
 PH: 928.255.0410
 AL1 8,880 - 8,880 Paved Alley - - 0.20 0.20 57 0.92 0.26 0.26
 P32 17,387 - 17,387 Parking Lot - 0.40 0.40
 Non-Building
 - 839 - 839 Campus - - 0.02 0.00 P33 7836 - 7836 Lot I - 0.18 0.18
15 0.97 0.75 0.28 58 8 Gables 0.37 0.10 0.10
 www.imegcorp.com
 B34 3,986 2 7,972 Student Housing 26 0.09 0.09
 Lot E 11,346 - 11,346 Future Lot E - 0.00 0.26
 B35 2,840 2 5,608 Student Housing 26 0.07 0.07
 B46 9,773 3 29,319 Future Housing 40 0.00 0.23 59 - 0.15 0.03 0.03
 Future Palmer Housing P34 2,147 - 2,147 Paved Area - 0.05 0.05
 B46 953 3 29,319 Future Housing 40 0.00 0.02
 2,606 2,606 60 B36 2,589 2 4,976 Student Housing - 26 0.25 0.06 0.19 0.06 0.19
16 Lot E - Future Lot E - 0.17 0.00 0.17 0.06 0.09
 Empty Lot TF1 60,702 - 60,702 Turf Field 1.39 1.39
 - - - - - - 0.00 0.00 Palmer College of Chiropractic
 Empty Lot 61 Non-Building Campus - 1.68 0.18 0.18
 - - - - - - 0.00 0.00 - 4,672 - 4,672 0.11 0.11
 323 N. LEROUX STREET
 Campus
17 Lot E 2,948 - 2,948 Future Lot E - - 0.19 0.00 0.19 0.07 0.07
 Lot R 29,985 - 29,985 Future Lot R Future Lot R - 0.00 0.69
 B47 2,229 - 2,229 Future Housing - - 0.00 0.05
 SUITE 201
 B37 25,003 4 96,529 Student Housing 40 0.57 0.57
 B47 3,250 - 3,250 Future Housing - - 0.00 0.07 62 3.59 1.39 1.38
 P35 66,570 - 66,570 Lot G VanDuyne Hall - 1.53 0.85
18 Lot E 3,326 - 3,326 Future Lot E - - 0.21 0.00 0.21 0.08 0.06
 FLAGSTAFF, AZ 86001
 AL4 4,242 - 4,242 Paved Alley - 0.10 0.10
 - - - - Empty Lot - - 0.00 0.00
 B38 3,760 2 4,874 Residential Housing - - 0.08 0.00
 B47 5,246 - 5,246 Future Housing - - 0.00 0.12
19 0.31 0.31 0.19 63 P36 3,156 - 3,156 Parking Lot - - 0.16 0.07 0.01 0.00 0.00
 - - - - Empty Lot - - 0.00 0.00
 Lot R 6,784 - 6,784 Future Lot R Future Lot R - 0.00 0.16
 Lot E 6,719 - 6,719 Future Lot E - - 0.00 0.15
20 0.20 0.18 0.05 Lot R 4,872 - 4,872 Future Lot R Future Lot R - 0.00 0.11




 PALMER COLLEGE OF CHIROPRACTIC INSTITUTIONAL CAMPUS
 - - - - Empty Lot - - 0.02 0.00 64 0.16 0.04 0.05
 8,851 8,851 P37 5,337 - 5,337 Lot K Lot K - 0.12 0.00
21 - - - 0.24 0.20 0.04 0.20 0.04
 P5 Parking Lot Lot R 12,984 - 12,984 Future Lot R Future Lot R - 0.00 0.30
 3,821 - 3,821 - - 0.09 0.09 65 0.31 0.05 0.01
22 0.36 0.13 0.13 P38 11,189 - 11,189 Lot K Lot K - 0.26 0.00
 B11 5,996 4 23,984 Residential Housing Argyle Apartments 48 0.14 0.14
 2,652 8,329 Lot R 8,036 - 8,036 Future Lot R Future Lot R - 0.00 0.18
 B12 3 Resident Hall 36 0.06 0.06 66 0.21 0.07 0.03
23 Brady Manor 0.22 0.06 0.06 P39 6,064 - 6,064 Lot K Lot K - 0.14 0.00
 P6 4,408 - 4,408 Parking Lot - 0.10 0.10
 5,830 5,830 Office Building Lot R 26,101 - 26,101 Future Lot R Future Lot R - 0.00 0.60
 B13 1 - 0.13 0.13 67 0.68 0.22 0.08
24 Palmer Alumni Office 0.60 0.21 0.21 P40 20,000 - 20,000 Lot R Lot R - 0.46 0.00
 P10 11,561 - 11,561 Lot T - 0.26 0.26
 B14 22,132 4 123,046 Office Building 86 0.51 0.51 Lot R 8,703 - 8,703 Future Lot R Future Lot R - 0.00 0.21
25 P11 9,306 - 9,306 Lot P - 1.12 0.21 0.18 0.21 0.18 68 - - - - Empty Lot - - 0.26 0.00 0.21 0.00 0.00
 Vickie Anne Palmer Hall
 P12 9,640 - 9,640 Lot Q - 0.22 0.22 AL5 2,069 - 2,069 Paved Alley - - 0.05 0.05
 B15 7,740 1 7,740 Retail Store - 0.18 0.18 Lot R 6,633 - 6,633 Future Lot R Future Lot R - 0.00 0.15
 69 0.21 0.21 0.06
26 P13 7,176 - 7,176 Parking Lot Brady Home Furniture - 0.58 0.16 0.03 0.16 0.03 - - - - Empty Lot - - 0.00 0.00
 9,292 9,292 Paved Alley - Lot R 2,336 2,336 Future Lot R Future Lot R - 0.00 0.05
 AL2 - 0.21 0.21 70 0.06 0.06 0.01
 B16 1,287 1.5 1,860 Residential Housing - 0.03 0.03 - - - - Empty Lot - - 0.00 0.00
27 - 0.11 0.07 0.07 Lot R 2,210 - 2,210 Future Lot R Future Lot R - 0.00 0.05
 B17 576 1 576 Garage - 0.01 0.01 71 0.06 0.06 0.01
 B18 1,240 2 2,468 Barber Shop - 0.03 0.03 - - - - Empty Lot - - 0.00 0.00
28 Gios Barber Shop 0.10 0.00 0.00 Lot R 1,904 - 1,904 Future Lot R Future Lot R - 0.00 0.04
 P14 3,050 - 3,050 Paved Area - 0.07 0.07




 DATA SHEET
 72 0.05 0.05 0.01




 DAVENPORT, IOWA
 B19 1,640 2 2,915 Retail Store Michael's Chiropractic - 0.04 0.04 - - - - Empty Lot - - 0.00 0.00
29 Equipment 0.13 0.01 0.01 Lot R 1,467 - 1,467 Future Lot R Future Lot R - 0.00 0.03
 P15 3,300 - 3,300 Parking Lot - 0.08 0.08 73 0.05 0.05 0.02
 B20 1,333 2 2,693 Apartment Housing - 0.03 0.00 - - - - Empty Lot - - 0.00 0.00
 - P41 3,233 - 3,233 Parking Lot - 0.07 0.07
30 P16 1,133 - 1,133 Parking Lot - 0.15 0.03 0.09 0.00 0.06
 Lot H 3,916 - 3,916 Future Lot H - 0.00 0.09 74 P42 2,256 2,256 Parking Lot - 0.56 0.05 0.25 0.05 0.25
 Future Lot H Palmer Villas
 Lot H 6,687 - 6,687 Future Lot H 0.00 0.15 8,200 0.19 0.19
31 0.21 0.06 0.06 B39 3 27,736 Student Housing 44
 P17 6,620 - 6,620 Lot H Existing Lot H - 0.15 0.00 75 4,219 0.16 0.10 0.06 0.10 0.06
 Lot H 6,608 - 6,608 Future Lot H Future Lot H - 0.00 0.15 B40 3,228 3 9,696 Student Housing 38 0.07 0.07
32 B21 4,800 2 6,600 Classroom Building 26 0.21 0.11 0.02 0.00 0.06 76 B41 1,440 1 1,440 Garage Palmer Roslyn - 0.33 0.03 0.10 0.00 0.07
 North Hall 5,489 5,489 Parking Lot
 P18 3,600 - 3,600 Lot E - 0.08 0.00 P43 - - 0.13 0.19
 Lot F 7,053 - 7,053 Future Lot F Future Lot F - 0.00 0.16 B42 1,864 2 2,796 Residential Housing - - 0.04 0.04
33 0.21 0.21 0.05 77 0.21 0.11 0.11
 - - - - Empty Lot - - 0.00 0.00 P44 2,488 - 2,488 Parking Lot - - 0.06 0.06
 Lot F 8,503 - 8,503 Future Lot F Future Lot F - 0.00 0.19 B43 1,734 2 2,620 Residential Housing - - 0.04 0.04
34 0.21 0.21 0.02
 - - - - Empty Lot - - 0.00 0.00 78 B44 704 1 704 Garage - - 0.19 0.02 0.11 0.02 0.11
 Lot F 8,237 - 8,237 Future Lot F Future Lot F - 0.00 0.19 P45 782 - 782 Paved Area - - 0.02 0.02
35 0.21 0.21 0.02
 - - - - Empty Lot - - 0.00 0.00 79 AL6 968 - 968 Paved Alley - - 0.18 0.02 0.16 0.02 0.16
 Lot F 12,525 - 12,525 Future Lot F Future Lot F - 0.00 0.29 80 - 7,074 - 7,074 Empty Lot - 0.16 0.00 0.16 0.00 0.16
36 0.33 0.33 0.04
 - - - - Empty Lot - - 0.00 0.00 B45 11,536 3 28,310 Student Housing 40 0.26 0.26
 Lot F 20,459 - 20,459 Future Lot F Future Lot F - 0.00 0.47 81 P46 12,091 - 12,091 Parking Lot Perry Hill Housing - 0.97 0.28 0.31 0.28 0.31
37 0.55 0.05 0.08
 P19 21,704 - 21,704 Lot F Existing Lot F - 0.50 0.00 P47 5,388 - 5,388 Parking Lot - 0.12 0.12
 Lot F 3,860 - 3,860 Future Lot F Future Lot F - 0.00 0.09 82 P48 5,035 - 5,035 Parking Lot - - 0.14 0.12 0.02 0.12 0.02
38 0.10 0.10 0.01
 - - - - Empty Lot - - 0.00 0.00
 Plaza 2,631 - 2,631 Future Plaza - 0.00 0.06
 Total Area 37.22 22.23 14.99 24.95 12.27
39
 P20 5,717 - 5,717 Lot A -
 0.17
 0.13
 0.04
 0.00
 0.11 Gross Area
 Building Pavement Pervious Total
40
 Plaza 547 - 547 Future Plaza -
 0.07
 0.00
 0.03
 0.01
 0.06
 Coverage
 P20 1,925 - 1,925 Lot A - 0.04 0.00
 Plaza 547 - 547 Future Plaza - 0.00 0.01
 (ac) (ac) (ac) (ac) IMEG Project No:
41 0.07 0.03 0.06 Approximate additional impervious area from abandoned 25003972.01
 P20 1,924 - 1,924 Lot A - 0.04 0.00
 Initial 7.33 14.90 14.99 37.22 File Name:
 Plaza 5,722 - 5,722 Future Plaza - 0.00 0.13 streets = 1.07 acres 25003972.01-COVER AND
 B48 14,870 2 47,396 Future Palmer Forum Palmer College of Chiropractic 48 0.00 0.34 Proposed Total Impervious = 26.03
42 15,870 15,870
 Campus 1.07 0.36 0.25
 8.25 16.70 12.27 37.22 acres
 DETAILS.dwg
 C COPYRIGHT 2025
 P20 - Lot A - 0.36 0.00 ALL RIGHTS RESERVED

 15,246 59,541 Academic Health Field Book No: ####
 B22 3 48 0.35 0.35
 Center
 Drawn By: WRC
 Plaza 14,744 - 14,744 Future Plaza - 0.00 0.34
 B48 14,192 2 47,396 Future Palmer Forum 48 0.00 0.34 Checked By: AEK
 Lot C 11,174 - 11,174 Future Lot C - 0.00 0.26 Date: 12/23/2025
 43 Academic Health 1.58 0.31 0.53
 B22 4,601 3 59,541 48 0.11 0.11
 P21 34,671 - 34,671
 Center
 Lot B Lot B - 0.79 0.00 C-14
 P22 15,981 - 15,981 Lot C Lot C - 0.37 0.00 Sheet 15 of 15
Addendum 4 - IC Boundary:

The Institutional Campus has the following legal description: Part of the Northwest Quarter of Section
25, Township 78 North, Range 3 East and the Northeast and Southeast Quarter Section 26, Township 28
North, Range 3 East of the 5th Principal Meridian, Scott County, Iowa, more particularly described as
follows:

Beginning at the intersection of the centerlines of Main Street and Palmer Drive; thence east along said
centerline of Palmer Drive to the centerline of Brady Street; thence North along said centerline of Brady
Street to the north property line of 1129 Brady Street extended westerly to the centerline of Brady
Street; thence East along said north property line and its extensions westerly and easterly to the
centerline of a public alley; thence North along said centerline of said public alley to the centerline of
East 12th Street; thence East along said centerline of East 12 Street to the centerline of Pershing
Avenue; thence South along said centerline of Pershing Avenue to the south property line of 822
Pershing Avenue extended easterly to the centerline of Pershing Avenue; thence West along said south
property line and its extensions easterly and westerly to the centerline of a public alley; thence South
along said centerline of a public alley to the south property line of 725 Perry Street extended easterly;
thence west along the south line of 725 Perry Street and its extension westerly to the centerline of Perry
Street; thence South along said centerline of Perry Street to the south property line of 711 Brady Street
extended easterly to the centerline of Perry Street; thence west along said south property line and its
easterly extension to the east property line of 707 Brady Street; thence south along said east property
line and its northernly extension to the north property line of 705 Brady Street; thence south along said
east property line of 705 Brady Street and its northernly extension to the north property line of 701
Brady Street; thence south along said east property line and its northernly extension to the centerline of
East 7th Street; thence West along said centerline of East 7th Street to the centerline of Brady Street;
thence South along said centerline of Brady Street to the centerline of a public alley extended easterly
to centerline of Brady Street; thence West along said centerline of a public alley and its westerly
extension to the centerline of Main Street; thence North along said centerline of Main Street to the
south property line of 704 Main Street extended easterly to the centerline of Main Street; thence west
along said south property line and its extensions easterly and westerly to the centerline of a public alley;
thence North along said centerline of a public alley to the south property line of 705 Harrison Street
extended easterly to the centerline of a public alley; thence West along said south property line and its
extensions easterly and westerly to the centerline of Harrison Street; thence North along said centerline
of Harrison Street to the centerline of West 8th Street extended westerly to centerline of Harrison
Street; thence East along said centerline of West 8th Street to the centerline of Main Street; thence
North along said centerline of Main Street to the Point of Beginning at the intersection of the centerlines
of Main Street and Palmer Drive.

Properties excluded from the above-described IC boundary are as follows: 805 Brady Street.
Addendum 5 - Existing and Proposed Building Data Summary:

A map showing the location of the existing and proposed buildings within the campus boundary can be
seen on sheets C-1 through C-6. The summary of building areas, number of stories, and gross floor
areas can be seen below:
 Footprint Student Housing
 Name (sf) Stories Gross Area (sf) Height (ft) (units)
 Existing: Existing Proposed
 Academic Health Center 19,847 3 59,541 48 0 0
 Administration Building 8,502 4 36,987 65 0 0
 Argyle Apartments 5,996 4 23,984 48 31 31
 Brady Manor 2,652 3 8,329 36 3 3
 Campus Center 15,770 5 58,136 65 0 0
 Chemistry Building 11,540 2 19,035 34 0 0
 Classroom Building 23,608 2 55,114 38 0 0
 Fitness Center 28,375 2 43,758 40 0 0
 Library 16,620 3 51,343 40 0 0
 Memorial Building 6,416 3 20,918 38 0 0
 North Hall 4,800 2 6,600 26 0 0
 Palmer Alumni Office 5,830 1 5,830 15 0 0
 Palmer Mansion 6,130 3 12,718 48 0 0
  Perry Hill Residences (520 Perry St) 11,322 3 27,736 44 35 35
  Perry Hill Residences (521 Perry St) 11,536 3 28,310 40 35 35
 The Roslyn (739 Perry St) 3,228 3 9,696 38 13 13
 Research Center 6,043 4 26,910 40 0 0
 Paul & Donna VanDuyne Hall 25,003 4 96,529 40 119 119
 Vickie Anne Palmer Hall 22,132 4 123,046 86 0 0
 Villas at Palmer 12,419 3 27,736 44 63 63
 West Hall 22,560 3 81,240 40 0 0
 8 Gables Student Housing 3,986 2 7,972 26 9 9
 th 6 6
 208 E 11 Street 2,589 2 7,972 26
 711 Brady Street 4,608 2 6,912 30 12 12
 723 Brady Street 3,108 3 9,324 48 10 10
 725 Perry Street 1,734 2 2,620 24 1 1
 727 Perry Street 1,864 2 2,796 24 4 4
 728 Perry Street 1,098 1 1,098 16 2 2
 1019 Perry Street 3,760 2 4,874 30 8 8
 1111 Perry Street 2,840 2 5,608 26 11 11
 Proposed:
 New Student Housing 10,725 4 41,500 46 0 40
 New Student Housing 10,725 4 41,500 46 0 40
 Palmer Forum 29,050 3 36,500 48 0 0
Addendum 6 - Parking Summary:

Existing Parking Conditions:


The existing number of parking spaces on Campus was determined using a combination of site visits and
reviewing aerial photos of the areas in the campus boundary. Per the City of Davenport Zoning Ordinance
17.10.050(B) – 3 – b, the on-street parking capacity was calculated using measurements of aerial photos
and dividing the available curb space by 22 feet per stall. Areas that had posted “no parking” signs were
excluded from this calculation to ensure that the existing parking stall count was as accurate as possible.


In addition to the calculated number of stalls, Palmer Security Staff completed a survey of the campus
parking areas on September 8th, 2025, to collect information about the use demand at the parking areas.
These surveys were completed roughly around 10 am and 2 pm to try to capture the peak demand at the
parking lots. The tables on the right side of sheet C-7 Existing Campus Parking Data show the total
number of stalls in each lot, the number of stalls being utilized during the AM count, and the number of
stalls utilized during the PM count. Because Palmer has year-round classes, and students are on campus
consistently, these counts can be considered representative of the regular demand in these lots.


In total, it was calculated that between the on-street and off- street parking there are 1,436 stalls
available for use within the Palmer Campus Boundary. During the AM counts, Palmer security observed
591 stalls being utilized in the off-street parking areas, and 241 on-street parking stalls in use. This
combined to a total demand of 832 parking stalls. During the PM rounds, Palmer security counted 578
off-street parking stalls in use, and 232 on-street parking stalls being used. Combining these counts,
total demand in the afternoon was 810 stalls. Utilizing the total demand for the AM & PM parking
observations, on average there are approximately 615 extra parking spaces available within the campus
footprint during peak demand hours. Consistent with observed use from previous IC parking studies, the
area of greatest demand on campus is in the north-east quadrant.
Proposed Parking Conditions:


Based on the observed demand from the campus parking counts, the future parking lots included in the
IC are strategically located in the north-east quadrant of campus. Overall, the updated campus plan
removes parking lots A and B for the proposed event center, reconstructs parking lots C, H, and F to
increase capacity, and combines parking lots G, K, and R into one large parking area. A summary of the
overall change of the parking count in the north-east quadrant of the campus can be seen in the following
table:

 Removed Parking Areas
 Lot Stalls
 A 36
 B 87
 C 43
 E 8
 F 60 Added Parking Areas
 G 78 Lot Stalls
 H 25 C 70
 K 61 F 155
 R 64 H 42
 P36 9 R 346

 Total Removed = 471 Total Added = 613



The proposed campus plan adds 142 stalls in the north-east area of campus. These parking lots will
predominately serve the areas that are currently being served by the removed parking lots. Besides the
new lots in the north-east, an additional 70 stalls are proposed in the new parking lot E for the future
student housing buildings. In total, all the projects included in the latest IC will bring the total available
parking on campus to 1,630 stalls. As with the previous IC, Palmer proposes to continue to monitor
changes in demand after the completion of the additional parking lot constriction. If needed, Palmer can
implement a demand management plan to reallocate commuter traffic to underutilized lots on campus.
City Parking Requirements:


To determine how many parking stalls are required per section 17.10.040 of the city zoning ordinance,
areas of the buildings on campus were broken out based on uses defined in table 17.10-2: Off-Street
Vehicle Parking Requirements. A summary of the areas is shown in the following table.

 Use Square Footage Parking Requirement Required Spaces
 Dwelling - Multi-Family: Units - 204 1.5 per dwelling unit 306
 Education Facility – University: 2 per classroom + 2 per office
 Classrooms – 60 / Offices – 209 + 1 per 4 students of maximum 788
 Maximum Enrollment – 1000 Students enrollment
 Reception: 43,230 square feet GFA 1 per 300 square feet GFA 114
 Indoor Recreation: 43,760 square feet GFA 1 per 500 square feet GFA 88
 Outdoor Recreation: 64,000 square feet GFA 1 per 1000 square feet GFA 64
 Office: 43,230 square feet GFA 1 per 500 square feet GFA 86
 Total Parking Required 1,446


The buildings included in this summary are mainly focused on those that use the parking spots available
in the north-east area of campus, and not all the buildings within the campus footprint were considered.


With the addition of the proposed event center, required parking counts for the considered area will
increase by the amounts shown in the following table.

 Use Square Footage Parking Requirement Required Spaces
 Auditorium: Capacity - 1300 1 per 5 persons 260
 Gathering / Event Space: 18,460 square feet GFA 1 per 300 square feet GFA 62
 Offices: 1,320 square feet GFA 1 per 500 square feet GFA 3
 Total Parking Required 325


The construction of the event center includes the removal of the existing North Hall, which leads to a
total required parking count of 1,763 stalls.


Under section 17.10.050(D) of the city zoning ordinance, required parking counts can be reduced on sites
using the shared parking calculations in table 17.10-3. The calculated shared parking requirement for the
noted campus areas can be seen in the following table.

 Weekday Weekend
 Land Use Category Mid. – 7:00 am – 6:00 pm – Mid. – 7:00 am – 6:00 pm –
 7:00am 6:00 pm Mid. 7:00 am 6:00 pm Mid.
 Residential 306 306 306 306 306 230
 Restaurant - - - - - -
 Hotel / Motel - - - - - -
 Indoor / Outdoor Recreation 0 93 132 7 93 132
 Office / Industrial 5 86 5 0 35 9
 Institutional – Education Facility 0 788 394 0 0 0
 Institutional – Place of Worship - - - - - -
 Totals 311 1,273 837 313 434 371
Based on this calculation, the total required count for the buildings in the area under consideration is
reduced from 1,446 stalls to 1,273 stalls. Though this number is closer to the apparent observed
demand, it is still higher than what we believe will be necessary to service the campus. This is mainly
due to the fact that the event center’s highest demand for parking will occur during large events on
campus such as graduation ceremonies. When these events are being held, other activities on campus
that drive demand, such as classes and clinics, will not be happening. Removing the required stall
counts for the offices and educational facilities that will not be in use during large events further reduces
the total count by 531 stalls. In conjunction with the total number from the shared parking calculation, the
reduced required parking amount to service the buildings in the north-east area of campus is 742 stalls.
This number is much closer to what we believe is the actual demand for the proposed campus facilities
and is able to be serviced between the existing and proposed projects.



Parking Ratios:


The parking ratios were calculated by dividing the total number of parking spaces on campus by the total
square footage of the buildings and structures on campus and multiplying the result by 1000. This final
calculated number gives an indication of how many parking stalls are available per 1000 square feet of
building within the campus footprint.

 1436 𝑠𝑡𝑎𝑙𝑙𝑠
Existing Parking Ratio - 𝑃𝑅𝐸 = × 1000 = 4.50 stalls/1000 ft2
 319,295 𝑓𝑡 2


 1630 𝑠𝑡𝑎𝑙𝑙𝑠
Proposed Parking Ratio - 𝑃𝑅𝑃 = × 1000 = 4.54 stalls/1000 ft2
 359,370 𝑓𝑡 2



As these numbers show, when comparing existing campus conditions to proposed campus conditions,
there is essentially no change in the overall number of stalls available per 1000 square feet of building
space. This consistent parking ratio aligns with the design team’s expectation that the proposed
improvements will not reduce the overall parking conditions on Campus.
 PUBLIC HEARING NOTICE | PLAN AND ZONING COMMISSION

To: All property owners within 5 00 feet of the Palmer College of Chiropractic Campus

100 BLACK MEN
PO BOX 1585
DAVENPORT IA 52809 -1585

Neighborhood Meeting
Date: 1/27 /202 6
Time: 6 :0 0 PM
Location: Palmer Welcome Center Conference Room | 1005 N Brady Street

Plan & Zoning Commission Public Hearing Meeting
Date: 2/3/202 6
Time: 5:00 PM
 th
Location: Council Chambers | City Hall | 226 West 4 Street

What is this About?
This notice is being sent to inform you that a neighborhood meeting and a public hearing will be
held for a request to amend the Campus Land Use Plan for Palmer College of Chiropractic . The
proposed amendment to the Palmer College of Chiropractic Campus Master Plan updates the
Institutional Campus District to reflect recent property acquisitions, revised circulation and right -
of-way plans, and the addition of a new academic and gathering facility. The amendment
removes previously approved street closures a nd a mixed -use development, enhances pedestrian
safety and traffic flow —particularly along Perry Street —and identifies expanded green space and
potential sites for future student housing. Overall, the changes are intended to improve campus
access, safety, and functionality while supporting long -term institutional growth. See the attached
Campus Master Plan for more information.

Request s /Case Description s:
 1. Case ORD26 -01: Request of Palmer College of Chiropractic to amend the Campus Land
 Use Plan, generally bounded by West 12th Street, Harrison Street, 6th Street, and Pershing
 Avenue. [Ward 3]
 2. Case REZ26 -01: Request of Palmer College of Chiropractic to rezone 208 East 11th Street,
 1111 Perry Street, 725 Perry Street, 727 Perry Street, 739 Perry Street, and 822 Pershing
 Avenue from R -MF Multi -Family Residential District and R -4C Single -Family and Two -
 Family Central Residential District to IC Institutional Campus District. [Ward 3]
 3. Case ROW26 -01: Request of Palmer College of Chiropractic to vacate Palmer Drive,
 between Brady Street and Perry Street, and the southern 60 feet of the 20 -foot -wide alley
 right -of-way located in Outlot 20 of LeClaire’s 2nd Addition. [Ward 3]
 4. Case ROW26 -02 : Request of Palmer College of Chiropractic to vacate East 10th Street,
 between Perry Street and Pershing Avenue, and the adjacent public alley rights -of-way
 located north and south of East 10th Street in Outlots 30 and 31 of LeClaire’s 2nd Addition.
What are the Next Steps after the Neighborhood Meeting and Public Hearing?
The Plan and Zoning Commission will hold a formal public hearing at their meeting on February 3,
202 6 . The Plan and Zoning Commission will vote (provide a recommendation) to the City Counc il
at their meeting on February 17, 202 6 . The Commission’s recommendation will be forwarded to
the City Council, which will then hold its own public hearing. You will receive a notice of the City
Council’s public hearing. For the specific dates and times of subsequent meetings, please contact
th e Development & Neighborhood Services Department.

Would You Like to Submit an Official Comment?
As a neighboring property owner, you may have an interest in commenting on the proposed
request via email or in person at the public hearing. Send written comments to
planning@davenportiowa.com (no later than 12:00 PM one day before the public hearing) or to:
 th
Planning, 1200 E 46 St, Davenport IA 52807.

All documents related to the meeting (agenda included) are at “ Meeting Minutes & Agenda s”:
https://www.davenportiowa.com/government/meeting_minutes_agendas

Do You Have Any Questions?
If you have any questions or if accommodations are needed for any reason, please contact the
Development & Neighborhood Services Department at planning @davenportiowa.com or 563 -326 -
6198 . Interpretive services are available at no charge. Servicios interpretativos libres estan
disponibles. TTY: (563) 326 -6145

Please note items may be removed or tabled to a future hearing date at the request of the Applicant
or Commission/Board. Those interested in verifying case actions and/or tablings, please contact
Planning at 563 -326 -6198 or planning@davenportiowa.com for updates.
 City of Davenport

Department: Development & Neighborhood Services Action / Date
Contact Info: Matt Werderitch | 563-888-2221 2/17/2026

Subject:
Case ROW26-01: Request of Palmer College of Chiropractic to vacate Palmer Drive, between
Brady Street and Perry Street, and the southern 60 feet of the 20-foot-wide alley right-of-way
located in Outlot 20 of LeClaire’s 2nd Addition. [Ward 3]

Recommendation:
Staff recommends the Plan and Zoning Commission accept the listed findings to vacate Palmer
Drive, between Brady Street and Perry Street, and the southern 60 feet of the 20-foot-wide
alley right-of-way located in Outlot 20 of LeClaire’s 2nd Addition in Case ROW26-01 to the City
Council with a recommendation for approval, subject to the following conditions:

Findings:

 1. Palmer Drive does not conform to the City’s adopted roadway design standards and
 does not meet the required cross-sectional and construction specifications.
 2. Permanent utility easements are required to ensure continued access to and
 maintenance of existing and relocated utility infrastructure.
 3. Ingress and egress easements are necessary to preserve functional vehicular circulation
 from Brady Street to the alley from Palmer Drive, thereby maintaining site connectivity
 despite the reduction in public right-of-way.
 4. Permanent ingress and egress easements are necessary to preserve emergency
 vehicular connectivity between Brady Street and Perry Street.


Conditions:

 1. Upon vacation of the subject right-of-way, the land shall continue to function in its
 current state until the conveyance process is completed.
 2. The applicant shall record permanent utility easements to ensure continued access to,
 and maintenance of, existing and relocated utility infrastructure.
 3. The applicant shall record permanent ingress/egress easements preserving vehicular
 connectivity between Brady Street and the north-south alley. The easements shall
 provide adequate width and maintain unobstructed access to serve the properties
 located along Brady Street.
 4. The applicant shall record permanent ingress/egress easements preserving vehicular
 connectivity between Brady Street and Perry Street. The easements shall be of sufficient
 width and design to provide unobstructed access capable of accommodating emergency
 response vehicles.
 5. To the greatest extent practicable, any historic or existing brick materials uncovered
 during road construction activities shall be salvaged and provided to the City.


Background:
Palmer College of Chiropractic is requesting the vacation of Palmer Drive between Brady Street
and Perry Street, along with a portion of the mid-block alley located immediately north of
Palmer Drive. The proposed vacation would allow for the construction of a new private drive
that will function as the primary vehicular entrance to the campus.

The proposed circulation design includes a roundabout that will direct vehicles either north to
an expanded parking area or back onto Brady Street. Vehicular access between Brady Street
and Perry Street would be limited to emergency vehicles only. The eastern portion of Palmer
Drive is proposed to be repurposed as a pedestrian pathway, providing improved connectivity
between the campus core and VanDuyne Hall.

This request is part of a broader campus beautification initiative intended to enhance visitor
circulation and campus functionality, and to provide improved access to the new academic
building, enhanced greenspace, and expanded parking facilities. The closure of Palmer Drive
was previously identified and approved as part of Palmer College’s Campus Master Plan in 2021.

Subject Right-Of-Ways
A legal description and plat has been submitted for review. The total area for proposed vacation
is approximately 13,889 square feet (.32 acres).

 1. Palmer Drive is approximately 40 feet wide by 317 feet in length, or 12,689 square feet.
 Palmer Drive is a one-way street directing vehicles eastbound. On-street parking is only
 permitted on the north side of the roadway, which is approximately 25 feet in width
 from back-of-curb to back-of-curb.
 2. The mid-block alley right of way is approximately 20 feet wide by 60 feet in length, or
 1,200 square feet. The condition of the alley pavement is poor. There are overhead
 utility poles and wires extending through the alley, north to 12th Street.


The vacation of public right-of-way is a two-step process:

 1. Determine if the right-of-way is needed for public purposes.
 2. Negotiate and determine terms of conveyance to adjacent property owners. (No Plan
 and Zoning Commission action is required.)


Comprehensive Plan:
Within Existing Urban Service Area: Yes
Within Urban Service Area 2035: Yes

Abutting Future Land Use Designations:
The college campus spans several land use categories identified in the Davenport +2035 Future
Land Use Map. The immediately adjacent properties are designated Civic and Institutional in the
Davenport +2035 Future Land Use Map. The campus is also located within the Urban Corridor
Overlay. The northern portion of the block, bounded by Brady Street, Palmer Drive, Perry
Street, and 12th Street, is designated as Residential General. These categories are defined as
follows:

 1. Civic and Institutional: Reserved for major developments for government, education,
 religion, medical, utilities, and other cultural or non-profit organizations located outside
 of the Downtown (DT).
 2. Urban Corridor: Generally established corridors along major streets marked by mixed
 use development with commercial uses generally clustered at major intersections and/or
 transit stops. Urban corridors are mostly fully built-out and redevelopment occurs slowly.
 Commercial uses in UC generally serve adjacent neighborhoods with goods and services.
 The character and intensity of Urban Corridors can vary due to street and surrounding
 neighborhood characteristics. Therefore, specific corridor and neighborhood plans, and
 supporting zoning provisions, should be developed to help guide future development
 decisions.
 3. Residential General: Designates neighborhoods that are mostly residential but
 include, or are within one-half mile (walking distance) of scattered neighborhood-
 compatible commercial services, as well as other neighborhood uses like schools,
 churches, corner stores, etc. generally oriented along Urban Corridors (UC).
 Neighborhoods are typically designated as a whole. Existing neighborhoods are
 anticipated to maintain their existing characteristics in terms of land use mix and
 density, with the exception along edges and transition areas, where higher intensity may
 be considered.


Abutting Zoning District:
The abutting properties are zoned IC Institutional Campus District. This zoning district is
intended to encourage a comprehensive approach to development by significant institutions
within the City. The IC District is also intended to:

 1. Further the policies of the Comprehensive Plan.
 2. Permit appropriate institutional growth within boundaries of the district while minimizing
 the adverse impacts associated with development and geographic expansion.
 3. Balance the ability of specific institutions to grow and adapt to changing needs while
 protecting the livability and vitality of adjacent areas.
 4. Encourage the preparation of a land use plan for higher development intensity
 institutional campuses that enables the community to understand the levels of
 development being proposed, their likely impacts and appropriate mitigation measures.


Technical Review:

 1. Streets: The segment of Palmer Drive proposed for vacation, located between Brady
 Street and Perry Street, measures approximately 40 feet in right-of-way width and 317
 feet in length (approximately 12,689 square feet). Palmer Drive currently operates as a
 one-way street carrying eastbound traffic toward Perry Street. The existing pavement
 width is approximately 25 feet, which limits on-street parking to the north side of the
 roadway. Sidewalks are provided on both sides of the street. The alley portion proposed
 for vacation is approximately 20 feet in width. The existing pavement condition is poor,
 and overhead utility poles extend along the length of the adjacent alley. Palmer College
 intends to repave the full length of the alley extending north to 12th Street. The
 improved pavement section will be widened to approximately 26 feet, and a designated
 pedestrian pathway will be constructed along the east side on property owned by the
 College. The applicant has submitted turning movement exhibits demonstrating that the
 proposed gateway entrance on Palmer Drive and the widened alley will accommodate
 truck traffic and emergency vehicles. The eastern portion of Palmer Drive will serve as a
 pedestrian corridor, offering a more prominent connection from VanDuyne Hall to the
 academic portion of campus. The design will feature removable bollards to provide fire
 truck access to Perry Street in case of an emergency, similar to the former 11th Street
 pedestrian corridor. Ingress and egress easements will be provided to ensure vehicular
 movement and access to properties north of Palmer Drive.
 2. Storm Water: There is no existing public stormwater infrastructure located within Palmer
 Drive or the abutting alley right-of-way proposed for vacation. Development of the
 proposed campus gateway will be required to comply with all applicable stormwater
 management regulations, including review and approval of drainage plans to ensure
 adequate on-site detention and controlled discharge.
 3. Sanitary Sewer: An 18-inch public sanitary sewer extends north-south along both Brady
 Street and Perry Street. However, there is no sanitary sewer service located within
 Palmer Drive and the adjacent alley.
 4. Iowa American Water Company: There is a water main extending the length of Palmer
 Drive, between Brady Street and Perry Street. Iowa American Water Company will need
 rights reserved for their facilities to ensure access and maintenance.
 5. Other Utilities: Electric and telecommunications facilities are currently located on
 overhead poles along the north side of Palmer Drive and within the adjacent north-south
 alley. Coordination with the utility providers regarding potential relocation or alternative
 configurations is ongoing, and final determinations have not yet been made. In the
 event the associated right-of-way is vacated to accommodate the proposed campus
 entrance, Palmer College may pursue underground relocation or rerouting of the
 overhead facilities. Any such modifications would be undertaken at the College’s
 expense and subject to agreement with the affected utility providers. Retention of a
 utility easement will be necessary to ensure continued access to and maintenance of
 existing infrastructure.
 6. Emergency Services: A main campus entrance will be created with the vacation of
 Palmer Drive. The proposed driveway and roundabout will be designed to ensure turning
 movements can accommodate emergency vehicles. Furthermore, the pedestrian corridor
 on the eastern portion of Palmer Drive will be designed as a fire lane to allow access
 onto Perry Street. The treatment will be similar to the pedestrian path and fire lane
 between VanDuyne Hall and the outdoor recreational field. Emergency vehicles will
 maintain access to the properties north of Palmer Drive via Brady Street and the
 adjacent mid-block alley.
 7. Parks/Open Space: This request does not impact any existing or planned parks or public
 open spaces. The eastern portion of Palmer Drive will serve as a pedestrian corridor
 connecting VanDuyne Hall to the academic buildings on the west side of Perry Street.
 Additional greenspace and outdoor study areas will be incorporated south of Palmer
 Drive.


Public Input:
The IC Institutional Campus District requires organizations to make a good faith effort to notify
all City recognized neighborhoods located within 500 feet of the campus at least 60 days prior
to submission of a formal application. Palmer College held this meeting on December 9, 2025
for the purpose of sharing the details of the petition, answering questions, and receiving
feedback. A representative of the Hilltop Campus Village was in attendance to learn more about
the project.

Letters were then sent to property owners within 500 feet of the campus boundary notifying the
community of the January 27th neighborhood meeting and the February 3rd Plan and Zoning
Commission Public Hearing. A notice of the public hearing was also published in the Quad City
Times.

The January 27th neighborhood meeting was held on campus in the Palmer Welcome Center
Conference Room. Those in attendance included the applicant (Chancellor and CEO of Palmer
College, IMEG, and Studio 483), Chair of the Plan & Zoning Commission, At-Large Alderperson,
Community Development Chair, Ward Alderman, planning staff, and approximately 10 members
of the public. After the Chancellor presented an overview of the Campus Master Plan, rezoning,
and right-of-way vacations, there was a question-and-answer session. Discussion topics
included:

 1. Project timeline and anticipated phasing of development.
 2. Delineation of campus boundaries to prevent encroachment into adjacent residential
 neighborhoods.
 3. Potential traffic-calming measures along Perry Street.
 4. Strategies to enhance walkability and pedestrian safety, particularly along Perry Street
 and Brady Street.
 5. Planned improvements to the pedestrian environment, including lighting, wayfinding,
 campus branding, and general site beautification.
 6. Emergency vehicle access and circulation following the proposed right-of-way vacations.
 7. Anticipated need for additional student housing.
 8. Location and total number of proposed parking spaces.


Prior to the February 3rd Plan and Zoning Commission public hearing, the Commission received
a letter from legal counsel representing the owner of 1129 Brady Street (Brady Furniture)
opposing the proposed vacation of Palmer Drive and a portion of the adjoining alley(Cases
ORD26-01 and ROW26-01). The petitioner stated that the alley and Palmer Drive are regularly
used for truck deliveries and customer access. Vacating these rights-of-way would require
additional delivery trucks to back into the site from Brady Street, which is asserted to create
traffic congestion and safety concerns for motorists and pedestrians. The petitioner contends
the proposal would negatively impact adjacent businesses and requests denial of the right-of-
way vacation applications. In response, Palmer College prepared a truck turning movement
exhibit showing that the proposed entrance off Brady Street and alley can accommodate the
turning movements of an SU-30 design vehicle. (This is a standard, single-unit truck measuring
30 feet in length, used in civil engineering and urban planning to determine the minimum
turning radii, lane widths, and intersection geometry. City fire trucks are compatible with the
turning movements of an SU-30 vehicle.)

City Staff will apprise the Commission of any additional correspondence with the public at the
February 17, 2025 Plan & Zoning Commission meeting.

Attachments:
1. Application
2. Palmer Drive-Truck Turning Movement Exhibit
3. Vicinity Map
4. Public Notice
5. Public Comment in Opposition-1129 Brady Street
 CITY OF DAVENPORT APPLICATION FOR
 Development & Neighborhood
 Services _ Planning RIGHT-OF-WAY VACATION
 1200 E. 46th ST (EASEMENT ABANDONMENT)
 Davenport, IA 52807
 DATES: PRE-APP SUBMITTAL PUBLIC HEARING

 Office 563.326.6198
 planning@davenportiowa.com PROJECT TITLE

 APPLICANT INFORMATION Palmer Drive ROW Vacation
Applicant Name | Company Name GENERAL LOCATION DESCRIPTION
Palmer College of Chiropractic Palmer Drive Between Brady Street and Perry Street
Address NEIGHBORHOOD MEETING DATE / TIME / LOCATION
1000 N Brady Street
City | State | Zip EXISTING USE PROPOSED USE SQUARE AREA
 AREA OF
 Davenport, IA 52803 VACATION ROW / Alleyway Drive / Drop off / Pedestrian 13,889 s.f.
Phone
 COMPLETE SUBMITTALS SHALL INCLUDE: SUBMITTED
(563) 884-5294
Secondary Phone Concept/Development Plan, if applicable

 Authorization to Act as Applicant
E-Mail Address


 Legal Description* (bearing & distance)
Acceptance of Applicant
 * shall include a MS Word or Text file
I, the undersigned, certify that the information on this application to the best of
my knowledge, is true and correct. I further certify that I have a legal interest in Legal Description Dimensioned Sketch
the property in question, and/or that I am legally able to represent all other
persons or entities with interest in this property, and acknowledge formal
 Application Fee: (REQUIRED) $400*
procedure and submittal requirements.
 * check payable to 'City of Davenport'
In addition to the application fee, I understand I am responsible for attendance
at each meeting on the public hearing/zoning calendar. The City reserves the
right to require further site studies as necessary, such as a traffic study. PROJECT NARRATIVE: (submit separate sheet if needed)
  Jennifer Randazzo Palmer College is requesting the vacation of part of
  Type Applicant's Name East Palmer Drive, formerly known as East 11th
 Street, located between Brady Street and Perry
 01/08/2026 Street. Palmer would like to acquire the property to
  Applicant's Signature Date convert the roadway to a campus entrance and drop
 DEVELOPMENT TEAM off area, as well as a pedestrian corridor through the
Surveyor center of campus. Exhibits showing the existing area
Mike Richmond requested to be vacated and the proposed layouts
Address can be seen attached to this submittal.
1717 State Street, Suite 201
Phone Secondary Phone

(563) 823-6080
E-Mail Address


Attorney/Other

Address


Phone Secondary Phone


E-Mail Address Submit the first page of this form to Planning Staff at:
 planning@davenportiowa.com or contact staff with any
 questions or requests for additional information.




 revised Jan. 2025
 DATE


 ROW VACATION PLAT
 EAST PALMER DRIVE

 REVISIONS
 (FORMERLY KNOWN AS 11th STREET)

 DESCRIPTION
 PART OF OUTLOTS 19 AND 20 OF LECLAIRE'S 2ND
 ADDITION IN THE CITY OF DAVENPORT,
 COUNTY OF SCOTT, STATE OF IOWA


 BASIS OF BEARINGS: THE NORTH AMERICAN DATUM OF 1983,
 IOWA STATE PLANE COORDINATE SYSTEM,
 No.
 SOUTH ZONE (2011 ADJUSTMENT)




 PH: 563.344.0260



 www.imegcorp.com



POB
SE CORNER,
PARCEL #G0040-30
 1717 STATE STREET
SURVEY #2008-17503
 LEGEND SUITE 201

 REBAR, FOUND
 BETTENDORF, IA 52722
 PIPE, FOUND
 CHISELED "X" IN CONCRETE, FOUND
 REBAR WITH CAP #______, FOUND




 ROW Vacation Plat - E. Palmer Dr.
 P.K. NAIL, FOUND
 MEASURED DIMENSION




 Palmer College Event Center
 RECORDED DIMENSION
 RIGHT OF WAY VACATION BOUNDARY
 PROPERTY LINE
 RIGHT OF WAY LINE




 Davenport, Iowa
 HISTORICAL LINE - AS NOTED




 PREPARED FOR
 CITY OF DAVENPORT
 1200 EAST 46TH STREET
 DAVENPORT, IOWA 52807
 ATTN: REAL ESTATE MANAGER

 IMEG Project No:
 25003972.00
 File Name:
 I hereby certify that this land surveying document was prepared


 PRELIMINARY
 25003972.00 Vacation E Palmer Drive.dwg
 SSIONA and the related survey work was performed by me or under my
 OFE LS C COPYRIGHT 2025
 PR direct personal supervision and that I am a duly Licensed Land ALL RIGHTS RESERVED

 LICENS YOR Field Book No:
 VE
 Surveyor under the laws of the State of Iowa.
 ED
 UR
 MICHAEL D. Drawn By: MDR
 RICHMOND Checked By: DAB




 11-18-2025
 23503 Date: 10/31/2025
 Michael D. Richmond, PLS No. 23503 Date
 I O WA My license renewal date is December 31, 2025
 No. of sheets covered by this seal: ____
 Sheet 1 of 1
 DATE



 ALLEY VACATION PLAT
 PART OF OUTLOTS 20 AND 21 OF LECLAIRE'S 2ND


 REVISIONS
 ADDITION IN THE CITY OF DAVENPORT,

 DESCRIPTION
 COUNTY OF SCOTT, STATE OF IOWA

 BASIS OF BEARINGS: THE NORTH AMERICAN DATUM OF 1983,
 IOWA STATE PLANE COORDINATE SYSTEM,
 SOUTH ZONE (2011 ADJUSTMENT)


 No.




 PH: 563.344.0260



 www.imegcorp.com




 LEGEND
 REBAR, FOUND
 PIPE, FOUND 1717 STATE STREET


 SUITE 201
 CHISELED "X" IN CONCRETE, FOUND
 REBAR WITH CAP #______, FOUND
 BETTENDORF, IA 52722
 P.K. NAIL, FOUND
 MEASURED DIMENSION
 RECORDED DIMENSION




 Palmer College Welcoming Corridor Alley Vacation Plat - Outlots 20-21
 RIGHT OF WAY VACATION BOUNDARY
 PROPERTY LINE
 RIGHT OF WAY LINE
 HISTORICAL LINE - AS NOTED




 Davenport, Iowa
 LINE TABLE
 LINE BEARING DISTANCE

 L1 N 01°56'50" W 60.00' PREPARED FOR
 L2 N 88°14'07" E 20.00' CITY OF DAVENPORT
 1200 EAST 46TH STREET
 L3 S 01°56'50" E 60.00' DAVENPORT, IOWA 52807
 ATTN: REAL ESTATE MANAGER
 L4 S 88°14'07" W 20.00'

 IMEG Project No:
 25003972.00
 File Name:
 I hereby certify that this land surveying document was prepared 25003972.00 Vacation Alley OL-20.dwg


 PRELIMINARY
 SSIONA and the related survey work was performed by me or under my C COPYRIGHT 2025
 OFE LS
POB PR direct personal supervision and that I am a duly Licensed Land ALL RIGHTS RESERVED
 LICENS YOR Field Book No:
 VE
SE CORNER, DEED Surveyor under the laws of the State of Iowa.
 ED
 UR
#1980-10095 MICHAEL D. Drawn By: MDR
 RICHMOND Checked By: DAB




 11-18-2025
 23503 Date: 10/31/2025
 Michael D. Richmond, PLS No. 23503 Date
 I O WA My license renewal date is December 31, 2025
 No. of sheets covered by this seal: ____
 Sheet 1 of 1
 EXISTING CONDITIONS




VACATE 20' WIDE PUBLIC ALLEY
IN OUTLOT 20 OF LECALIRE'S
2ND ADDTITION (1,200 S.F.)

 VACATE PALMER DRIVE
 BETWEEN BRADY STREET AND
 PERRY STREET. (12,689 S.F.)
 PROPSED CONDITIONS




  VACATE 20' WIDE PUBLIC ALLEY
  IN OUTLOT 20 OF LECALIRE'S
 VACATE PALMER DRIVE
  2ND ADDTITION (1,200 S.F.)
 BETWEEN BRADY STREET AND
 PERRY STREET. (12,689 S.F.)



 ACCESS
 AND UTILITY
 EASEMENT




 PEDESTRIAN CORIDOOR
 AND EMERGENCY
 VEHICLE ACCESS.
UTILITY EASEMENT PROPSED ROUNDABOUT
THROUGH VACATED AND DROP OFF AREA.
PALMER DRIVE R.O.W. (ACCESS EASEMENT)
DATE PRINTED:
 A B C D E




 1 1




 SU-30
 2 2




 3 3



 SU-30




 26'
 SU-30
 SU-30
 7'




 4 4




 5 5




 R
 Know what's below.
 Callbefore you dig.


 6 6




 A B C D E




 PALMER COLLEGE OF CHIROPRACTIC - EVENT CENTER NOT FOR CONSTRUCTION DESIGN DEVELOPMENT
 PROJECT. THEY ARE NOT SUITABLE FOR USE DD
 ON OTHER PROJECTS OR IN OTHER ©2026 CIVIL MECH/ ELEC/ PLUMBSTRUCTURAL IT / SECURITY
 OVERALL TRUCK LOCATIONS WITHOUT THE EXPRESS
 ISSUANCE IMEG IMEG IMEG IMEG
 623 26th Ave, 623 26th Ave, 623 26th Ave, 623 26th Ave,
 PROJECT NO: DAVENPORT, IA 52803
 WRITTEN APPROVAL AND PARTICIPATION OF CC Rock Island, Illinois 61201 Rock Island, Illinois 61201 Rock Island, Illinois 61201 Rock Island, Illinois 61201
 THESE DOCUMENTS HAVE BEEN PREPARED
 RDG Planning & Design, Inc . REPRODUCTION AHC
 PALMER COLLEGE OF

 IS PROHIBITED.
 Phone: (309) 788-0673 Phone: (309) 788-0673 Phone: (309) 788-0673 Phone: (309) 788-0673
 CIRCULATION EVENT
 THIS DRAWING MAY NOT REPRESENT ALL
 CHANGES THAT HAVE OCCURRED DURING
 CENTER
  EX-1 KEY PLAN
 LAND. ARCHITECT ARCHITECT PARTNER ARCH. LIGHTING
 BID OR CONSTRUCTION PHASES. PLANNING DESIGN
 RDG Planning & Design RDG Planning & Design Studio 483 Architects RDG Planning & Design
 CONSTRUCTION DOCUMENTS, ADDENDA
 EXHIBIT
 301 Grand Avenue 301 Grand Avenue 124 Arts Alley 301 Grand Avenue
 CHIROPRACTIC - EVENT CENTER
 AND CHANGE DOCUMENTS REMAIN THE
 Des Moines, Iowa 50309 Des Moines, Iowa 50309 Rock Island, Illinois 61201 Des Moines, Iowa 50309
 BY RDG SPECIFICALLY FOR THE
 RDG Planning & Design

 OFFICIAL CONSTRUCTION DOCUMENTS.
 R3004.877.05
 Phone: (515) 288-3141 Phone: (309) 786-9910 Phone: (515) 288-3141
 100% DESIGN DEVELOPMENT 01/30/2026


 DATE PALMER COLLEGE OF CHIROPRACTIC Phone: (515) 288-3141
DATE PRINTED:
 A B C D E




 1 1




 SU-30




 2 2




 3 3




 SU-30




 4 4



 26'

 SU-30


 7'




 5 5




 R
 Know what's below.
 Callbefore you dig.


 6 6




 A B C D E




 PALMER COLLEGE OF CHIROPRACTIC - EVENT CENTER NOT FOR CONSTRUCTION DESIGN DEVELOPMENT
 PROJECT. THEY ARE NOT SUITABLE FOR USE DD
 ON OTHER PROJECTS OR IN OTHER ©2026 CIVIL MECH/ ELEC/ PLUMBSTRUCTURAL IT / SECURITY
 LOCATIONS WITHOUT THE EXPRESS
 ISSUANCE IMEG IMEG IMEG IMEG
 623 26th Ave, 623 26th Ave, 623 26th Ave, 623 26th Ave,
 PROJECT NO: DAVENPORT, IA 52803
 WRITTEN APPROVAL AND PARTICIPATION OF CC Rock Island, Illinois 61201 Rock Island, Illinois 61201 Rock Island, Illinois 61201 Rock Island, Illinois 61201
 THESE DOCUMENTS HAVE BEEN PREPARED
 RDG Planning & Design, Inc . REPRODUCTION AHC
 PALMER COLLEGE OF

 IS PROHIBITED.
 Phone: (309) 788-0673 Phone: (309) 788-0673 Phone: (309) 788-0673 Phone: (309) 788-0673
 EVENT
 TRUCK CIRCULATION
 THIS DRAWING MAY NOT REPRESENT ALL
 CHANGES THAT HAVE OCCURRED DURING
 CENTER
  EX-2 KEY PLAN
 LAND. ARCHITECT ARCHITECT PARTNER ARCH. LIGHTING
 BID OR CONSTRUCTION PHASES. PLANNING DESIGN
 RDG Planning & Design RDG Planning & Design Studio 483 Architects RDG Planning & Design
 CONSTRUCTION DOCUMENTS, ADDENDA
 301 Grand Avenue 301 Grand Avenue 124 Arts Alley 301 Grand Avenue
 CHIROPRACTIC - EVENT CENTER
 AND CHANGE DOCUMENTS REMAIN THE
 Des Moines, Iowa 50309 Des Moines, Iowa 50309 Rock Island, Illinois 61201 Des Moines, Iowa 50309
 BY RDG SPECIFICALLY FOR THE
 RDG Planning & Design

 OFFICIAL CONSTRUCTION DOCUMENTS.
 R3004.877.05
 Phone: (515) 288-3141 Phone: (309) 786-9910 Phone: (515) 288-3141
 100% DESIGN DEVELOPMENT 01/30/2026


 DATE Phone: (515) 288-3141
 DETAILED EXHIBIT
 PALMER COLLEGE OF CHIROPRACTIC
 DESIGN DEVELOPMENT
 1 2 3 4 5 6




 R




 Know what's below.
 Callbefore you dig.
 DESIGN

 E E


 PLANNING




 IMEG RDG Planning & Design




 IT / SECURITY
 623 26th Ave, 301 Grand Avenue




 PARTNER ARCH. LIGHTING
 Rock Island, Illinois 61201 Des Moines, Iowa 50309

 Phone: (309) 788-0673 Phone: (515) 288-3141




 NOT FOR CONSTRUCTION
 IMEG Studio 483 Architects




 MECH/ ELEC/ PLUMBSTRUCTURAL
 623 26th Ave, 124 Arts Alley

 Rock Island, Illinois 61201 Rock Island, Illinois 61201

 Phone: (309) 788-0673 Phone: (309) 786-9910




 IMEG RDG Planning & Design




 ARCHITECT
 623 26th Ave, 301 Grand Avenue
 D D
 Rock Island, Illinois 61201
 12TH STREET ENTRANCE Des Moines, Iowa 50309

 VIA GOOGLE STREETVIEW Phone: (309) 788-0673 Phone: (515) 288-3141




 LAND. ARCHITECT
 IMEG RDG Planning & Design

 623 26th Ave, 301 Grand Avenue

 Rock Island, Illinois 61201 Des Moines, Iowa 50309
 CIVIL Phone: (309) 788-0673 Phone: (515) 288-3141




 C C




 PALMER COLLEGE OF CHIROPRACTIC




 PALMER COLLEGE OF CHIROPRACTIC - EVENT CENTER
 ALLEYWAY FACING SOUTH ALLEYWAY FACING NORTH
 VIA GOOGLE STREETVIEW VIA GOOGLE STREETVIEW




 DAVENPORT, IA 52803


 KEY PLAN
 B B
 EVENT
 CENTER



 AHC



 CC




 DD 100% DESIGN DEVELOPMENT 01/30/2026
 ISSUANCE DATE

 PROJECT NO: R3004.877.05



 ©2026
 RDG Planning & Design
 THESE DOCUMENTS HAVE BEEN PREPARED
 BY RDG SPECIFICALLY FOR THE
 PALMER COLLEGE OF
 CHIROPRACTIC - EVENT CENTER
 PALMER DRIVE ENTRANCE PROJECT. THEY ARE NOT SUITABLE FOR USE
 ON OTHER PROJECTS OR IN OTHER
 LOCATIONS WITHOUT THE EXPRESS
 VIA GOOGLE STREETVIEW WRITTEN APPROVAL AND PARTICIPATION OF
 RDG Planning & Design, Inc . REPRODUCTION
 IS PROHIBITED.
 THIS DRAWING MAY NOT REPRESENT ALL
 A A CHANGES THAT HAVE OCCURRED DURING
 BID OR CONSTRUCTION PHASES.
 CONSTRUCTION DOCUMENTS, ADDENDA
 AND CHANGE DOCUMENTS REMAIN THE
 OFFICIAL CONSTRUCTION DOCUMENTS.


 EXISTING
 CONDITIONS
 EXHIBIT




DATE PRINTED: EX-3
 1 2 3 4 5 6
 PUBLIC HEARING NOTICE | PLAN AND ZONING COMMISSION

To: All property owners within 5 00 feet of the Palmer College of Chiropractic Campus

100 BLACK MEN
PO BOX 1585
DAVENPORT IA 52809 -1585

Neighborhood Meeting
Date: 1/27 /202 6
Time: 6 :0 0 PM
Location: Palmer Welcome Center Conference Room | 1005 N Brady Street

Plan & Zoning Commission Public Hearing Meeting
Date: 2/3/202 6
Time: 5:00 PM
 th
Location: Council Chambers | City Hall | 226 West 4 Street

What is this About?
This notice is being sent to inform you that a neighborhood meeting and a public hearing will be
held for a request to amend the Campus Land Use Plan for Palmer College of Chiropractic . The
proposed amendment to the Palmer College of Chiropractic Campus Master Plan updates the
Institutional Campus District to reflect recent property acquisitions, revised circulation and right -
of-way plans, and the addition of a new academic and gathering facility. The amendment
removes previously approved street closures a nd a mixed -use development, enhances pedestrian
safety and traffic flow —particularly along Perry Street —and identifies expanded green space and
potential sites for future student housing. Overall, the changes are intended to improve campus
access, safety, and functionality while supporting long -term institutional growth. See the attached
Campus Master Plan for more information.

Request s /Case Description s:
 1. Case ORD26 -01: Request of Palmer College of Chiropractic to amend the Campus Land
 Use Plan, generally bounded by West 12th Street, Harrison Street, 6th Street, and Pershing
 Avenue. [Ward 3]
 2. Case REZ26 -01: Request of Palmer College of Chiropractic to rezone 208 East 11th Street,
 1111 Perry Street, 725 Perry Street, 727 Perry Street, 739 Perry Street, and 822 Pershing
 Avenue from R -MF Multi -Family Residential District and R -4C Single -Family and Two -
 Family Central Residential District to IC Institutional Campus District. [Ward 3]
 3. Case ROW26 -01: Request of Palmer College of Chiropractic to vacate Palmer Drive,
 between Brady Street and Perry Street, and the southern 60 feet of the 20 -foot -wide alley
 right -of-way located in Outlot 20 of LeClaire’s 2nd Addition. [Ward 3]
 4. Case ROW26 -02 : Request of Palmer College of Chiropractic to vacate East 10th Street,
 between Perry Street and Pershing Avenue, and the adjacent public alley rights -of-way
 located north and south of East 10th Street in Outlots 30 and 31 of LeClaire’s 2nd Addition.
What are the Next Steps after the Neighborhood Meeting and Public Hearing?
The Plan and Zoning Commission will hold a formal public hearing at their meeting on February 3,
202 6 . The Plan and Zoning Commission will vote (provide a recommendation) to the City Counc il
at their meeting on February 17, 202 6 . The Commission’s recommendation will be forwarded to
the City Council, which will then hold its own public hearing. You will receive a notice of the City
Council’s public hearing. For the specific dates and times of subsequent meetings, please contact
th e Development & Neighborhood Services Department.

Would You Like to Submit an Official Comment?
As a neighboring property owner, you may have an interest in commenting on the proposed
request via email or in person at the public hearing. Send written comments to
planning@davenportiowa.com (no later than 12:00 PM one day before the public hearing) or to:
 th
Planning, 1200 E 46 St, Davenport IA 52807.

All documents related to the meeting (agenda included) are at “ Meeting Minutes & Agenda s”:
https://www.davenportiowa.com/government/meeting_minutes_agendas

Do You Have Any Questions?
If you have any questions or if accommodations are needed for any reason, please contact the
Development & Neighborhood Services Department at planning @davenportiowa.com or 563 -326 -
6198 . Interpretive services are available at no charge. Servicios interpretativos libres estan
disponibles. TTY: (563) 326 -6145

Please note items may be removed or tabled to a future hearing date at the request of the Applicant
or Commission/Board. Those interested in verifying case actions and/or tablings, please contact
Planning at 563 -326 -6198 or planning@davenportiowa.com for updates.
Bernard J. Hofmann
Milissa K. Hofmann BROOKS LAW FIRM
Brian T. Fairfield a Professional Corporation
Allison E. Walsh Davenport Office
Tricia S. Fairfield 3725 Blackhawk Road, Suite 200 3425 E. Locust Street
Elliott R. McDonald III Rock Island, IL 61201 Davenport, IA 52803
Michael C. Walker
Patrick L. Woodward
 Tel (309) 786-4900 Eldridge Office
Kelli M. Golinghorst Fax (309) 786-4940 202 N. 2nd Street, Suite A
Nicholas J. Huffmon Eldridge, IA 52748
Samuel M. Hawley
________________ Website: www.brookslawfirmpc.com
 Attorneys Admitted in Illinois and Iowa
Thomas A. Skorepa, P.C.
 Of Counsel
________________
 VIA EMAIL:
Jack L. Brooks planning@davenportiowa.com
 Retired Our File No. 125461
Thomas R. Schirman, Jr.
 Retired
 February 2, 2026


Davenport Planning & Zoning Commission
226 West 4th Street
Davenport, Iowa 52801

Dear Sir or Madam:

I represent Jana Saad Investments LLC, which owns the property at 1129 Brady St, Davenport,
Iowa. The premises is operated as a furniture store, which does business as Brady Furniture. As a
neighboring property owner, my client has an interest in the applications filed by Palmer College
of Chiropractic (“Palmer”) as Case Nos. ORD26-01, REZ26-01, ROW26-01, and ROW26-02,
which are scheduled to be considered by this Commission at its meeting on February 3, 2026.

My client objects to Palmer’s application to vacate Palmer Drive and a portion of the adjoining
alleyway. This specifically pertains to Case Nos. ORD26-01 and ROW26-01.

My client currently has one to two furniture deliveries per week to its furniture store. These
deliveries are either made in 26-foot delivery trucks or in 53-foot semi-trailers. When the deliveries
are made in 26-foot delivery trucks, the trucks routinely drive onto Palmer Drive, then drive north
onto the alley behind my client’s store in order to make their deliveries. When the delivery is
completed, the trucks proceed north onto E. 12th St.

Palmer’s application to vacate Palmer Drive and a portion of the adjoining alleyway significantly
frustrates my client’s business. It is quite clear that the vacation of Palmer Drive and proposed
roundabout would prevent delivery trucks from using the alleyway in the same manner that they
do now. If these changes are made, my client will have to require the delivery trucks to back up
on Brady Street in order to park next to Brady Furniture’s building. This is what the 53-foot semi-
trailers currently do because they are too large for the alleyway.
An increase in the number of trucks backing up on Brady Street is not in the public interest. The
semi-trailers that currently have to back up on Brady Street already block multiple lanes of Brady
Street. In doing so, they encounter annoyed drivers, and there have been incidents of drivers
attempting to go around the trucks in a dangerous manner. Also, backing a truck up on the street
is less safe for pedestrians, including Brady Furniture’s customers, compared to driving a truck
straight through the alley. If the 26-foot delivery trucks are required to back up on Brady Street
similar to the 53-foot semi-trailers, these problems will increase.

The only parking for Brady Furniture’s customers is next to the store, and these customers often
use the alleyway behind the store to come and go. Additionally, Gio’s Barber Shop, which is
located next to Brady Furntire, has its customers park in the back of its shop, off the alleyway. The
loss of Palmer Drive and part of the alleyway to access these businesses will frustrate these
customers and harm the businesses.

For these reasons, Palmer Drive and the adjoining alleyway are still being used by the public and
should not be vacated. Palmer’s application to vacate these rights-of-way fails to “minimize[e] the
adverse impacts associated with development and geographic expansion,” and it further fails to
“protect[] the livability and vitality of adjacent areas.” See Davenport Municipal Code § 17.07.030.
Lastly, the increase in trucks backing up on Brady Street would increase danger for pedestrians
and drivers.

My client respectfully requests that this Commission deny Palmer’s application to vacate these
rights-of-way.

 Very truly yours,

 BROOKS LAW FIRM, P.C.

 /s/ Nicholas J. Huffmon

 Nicholas J. Huffmon
 Sender’s email: njh@brookslawfirmpc.com
NJH/
 City of Davenport

Department: Development & Neighborhood Services Action / Date
Contact Info: Matt Werderitch | 563-888-2221 2/17/2026

Subject:
Case ROW26-02: Request of Palmer College of Chiropractic to vacate East 10th Street, between
Perry Street and Pershing Avenue, and the adjacent public alley rights-of-way located north and
south of East 10th Street in Outlots 30 and 31 of LeClaire’s 2nd Addition. [Ward 3]

Recommendation:
Staff recommends the City Plan and Zoning Commission accept the listed findings to vacate
East 10th Street, between Perry Street and Pershing Avenue, and the adjacent public alley
rights-of-way located north and south of East 10th Street in Outlots 30 and 31 of LeClaire’s 2nd
Addition in Case ROW26-02 to the City Council with a recommendation for approval, subject to
the following conditions:

Findings:

 1. East 10th Street does not conform to the City’s adopted roadway design standards and
 does not meet the required cross-sectional and construction specifications.
 2. The existing alley rights-of-way, south of 10th Street, are remnants of a prior residential
 subdivision and no longer serve their original functional purpose.
 3. Permanent utility easements are required to ensure continued access to and
 maintenance of existing and relocated utility infrastructure.
 4. Permanent ingress and egress easements are necessary to preserve vehicular
 connectivity between Perry Street and Pershing Avenue.
 5. Ingress and egress easements are necessary to preserve functional vehicular access to
 1019 Perry Street, thereby maintaining site connectivity despite the reduction in public
 right-of-way.


Conditions:

 1. Upon vacation of the subject right-of-way, the land shall continue to function in its
 current state until the conveyance process is completed.
 2. The applicant shall record permanent utility easements to ensure continued access to,
 and maintenance of, existing and relocated utility infrastructure.
 3. The applicant shall record permanent ingress/egress easements preserving vehicular
 connectivity between Perry Street and Pershing Avenue. The easements shall be of
 sufficient width and design to provide unobstructed access capable of accommodating
 emergency response vehicles.
 4. The applicant shall record permanent ingress/egress easements preserving vehicular
 connectivity to 1019 Perry Street. The easements shall provide adequate width and
 maintain unobstructed access.
 5. To the greatest extent practicable, any historic or existing brick materials uncovered
 during road construction activities shall be salvaged and provided to the City.
Background:
This request seeks to vacate East 10th Street between Perry Street and Pershing Avenue, as
well as the mid-block public alley rights-of-way located to the north and south. As illustrated in
the campus master plan, this area will be converted into additional off-street parking.
Easements would ensure the continued movement of vehicles between Perry Street and
Pershing Avenue. The vacation of this right-of-way would support the increased parking
demand generated by the new academic building and event facility.

The closure of 10th Street was previously identified and approved as part of Palmer College’s
Campus Master Plan in 2021. This request is therefore consistent with the already approved
plan and represents an implementation step rather than a new policy direction.

Subject Right-Of-Ways
A legal description and plat has been submitted for review. The total area for the proposed
vacation is approximately 15,225 square feet (.35 acres).

 1. East 10th Street is approximately 20 feet wide by 321.2 feet in length, or 6,424 square
 feet. There is no on-street parking, as the pavement width is approximately 16 feet in
 width from back-of-curb to back-of-curb. 10th Street facilitates two-way traffic.
 2. The mid-block alley right of way, located north of 10th Street, is approximately 20 feet
 wide by 238.6 feet in length, or 4,770 square feet. The alley functions as a drive aisle to
 Palmer College's parking lots. The property at 1019 Perry Street (not owned by Palmer
 College) utilizes the alley for access.
 3. The mid-block alley right-of-way, located south of 10th Street, is approximately 14.33
 feet wide by 183.8 feet in length, or 2,635 square feet. The alley connects 10th Street
 to 9th Street, but does not provide access to the adjacent parking lot on the western
 portion of the block.
 4. The angled mid-block alley right-of-way, located south of 10th Street, is approximately
 10 feet wide. The total area is approximately 1,396 square feet. The alley is currently
 unimproved and remains as a remnant of the block’s former residential development
 pattern.


The vacation of public right-of-way is a two-step process:

 1. Determine if the right-of-way is needed for public purposes.
 2. Negotiate and determine terms of conveyance to adjacent property owners. (No Plan
 and Zoning Commission action is required.)


Comprehensive Plan:
Within Existing Urban Service Area: Yes
Within Urban Service Area 2035: Yes

Abutting Future Land Use Designations:
The college campus spans several land use categories identified in the Davenport +2035 Future
Land Use Map. The immediately adjacent properties are designated Civic and Institutional in the
Davenport +2035 Future Land Use Map. The eastern half of the block, bounded by 10th Street,
Perry Street, 9th Street, and Pershing Avenue is designated as Residential General. These
categories are defined as follows:

 1. Civic and Institutional: Reserved for major developments for government, education,
 religion, medical, utilities, and other cultural or non-profit organizations located outside
 of the Downtown (DT).
 2. Residential General: Designates neighborhoods that are mostly residential but
 include, or are within one-half mile (walking distance) of scattered neighborhood-
 compatible commercial services, as well as other neighborhood uses like schools,
 churches, corner stores, etc. generally oriented along Urban Corridors (UC).
 Neighborhoods are typically designated as a whole. Existing neighborhoods are
 anticipated to maintain their existing characteristics in terms of land use mix and
 density, with the exception along edges and transition areas, where higher intensity may
 be considered.


Abutting Zoning District:
The abutting properties are zoned IC Institutional Campus District. This zoning district is
intended to encourage a comprehensive approach to development by significant institutions
within the City. The IC District is also intended to:

 1. Further the policies of the Comprehensive Plan.
 2. Permit appropriate institutional growth within boundaries of the district while minimizing
 the adverse impacts associated with development and geographic expansion.
 3. Balance the ability of specific institutions to grow and adapt to changing needs while
 protecting the livability and vitality of adjacent areas.
 4. Encourage the preparation of a land use plan for higher development intensity
 institutional campuses that enables the community to understand the levels of
 development being proposed, their likely impacts and appropriate mitigation measures.


Technical Review:

 1. Streets: The segment of 10th Street proposed for vacation, located between Perry
 Street and Pershing Avenue, measures approximately 20 feet in width and 321 feet in
 length (approximately 6,420 square feet). The roadway currently accommodates two-
 way traffic; however, the paved width is approximately 16 feet, which does not allow for
 on-street parking. A sidewalk is located along the south side of the roadway. The alley
 immediately north of 10th Street functions as a drive aisle providing access to adjacent
 parking areas and the 9-unit apartment building at 1019 Perry Street. As this property is
 not owned by Palmer College, the applicant intends to grant an ingress/egress easement
 to ensure continued access to the rear of the property. The alley segments to the south
 are remnant portions of right-of-way that previously served residential structures that
 have since been demolished. The existing pavement condition of both 10th Street and
 the adjoining alley is poor.
 2. Storm Water: There is no existing public stormwater infrastructure located within the
 10th Street or abutting alley right-of-way proposed for vacation. Development of the
 proposed parking facility will be required to comply with all applicable stormwater
 management regulations, including review and approval of drainage plans to ensure
 adequate on-site detention and controlled discharge.
 3. Sanitary Sewer: A public sanitary sewer extends north-south along both Perry Street and
 Pershing Avenue. However, there is no sanitary sewer service located within East 10th
 Street or the adjacent alleys subject to vacation.
 4. Iowa American Water Company: There is a new water main extending the length of
 10th Street, between Perry Street and Pershing Avenue. Iowa American Water Company
 will need rights reserved for their facilities to ensure access and maintenance.
 5. Other Utilities: Electric and telecommunications facilities are currently located on
 overhead poles along the south side of 10th Street and spanning the length of the
 adjacent north–south alleys. Coordination with the utility providers regarding potential
 relocation or alternative configurations is ongoing, and final determinations have not yet
 been made. In the event the associated right-of-way is vacated to accommodate the
 proposed parking facility, Palmer College may pursue underground relocation or
 rerouting of the overhead facilities. Any such modifications would be undertaken at the
 College’s expense and subject to agreement with the affected utility providers. Retention
 of a utility easement will be necessary to ensure continued access to and maintenance
 of existing infrastructure.
 6. Emergency Services: The proposed vacation of 10th Street and the associated alley
 segments will not impede emergency vehicle access. Although the public right-of-way
 network will be reduced, the applicant has incorporated access and utility easements
 through the new parking facilities that maintain connectivity between Perry Street and
 Pershing Avenue. The internal drive aisles are designed to provide sufficient pavement
 width and turning radii to accommodate emergency response vehicles. Documentation
 submitted by the applicant demonstrates that fire and emergency vehicles can access
 and traverse the site without obstruction. Staff find that equivalent access will be
 preserved and that the proposed vacation will not adversely affect public health, safety,
 or welfare with respect to emergency response.
 7. Parks/Open Space: This request does not impact any existing or planned parks or public
 open spaces. The existing vacant parcels on Pershing Avenue, south of 10th Street, will
 be redeveloped into a parking lot and integrated into the adjacent facilities.


Public Input:
The IC Institutional Campus District requires organizations to make a good faith effort to notify
all City recognized neighborhoods located within 500 feet of the campus at least 60 days prior
to submission of a formal application. Palmer College held this meeting on December 9, 2025
for the purpose of sharing the details of the petition, answering questions, and receiving
feedback. A representative of the Hilltop Campus Village was in attendance to learn more about
the project.

Letters were then sent to property owners within 500 feet of the campus boundary notifying the
community of the January 27th neighborhood meeting and the February 3rd Plan and Zoning
Commission Public Hearing. A notice of the public hearing was also published in the Quad City
Times.

The January 27th neighborhood meeting was held on campus in the Palmer Welcome Center
Conference Room. Those in attendance included the applicant (Chancellor and CEO of Palmer
College, IMEG, and Studio 483), Chair of the Plan & Zoning Commission, At-Large Alderperson,
Community Development Chair, Ward Alderman, planning staff, and approximately 10 members
of the public. After the Chancellor presented an overview of the Campus Master Plan, rezoning,
and right-of-way vacations, there was a question-and-answer session. Discussion topics
included:

 1. Project timeline and anticipated phasing of development.
 2. Delineation of campus boundaries to prevent encroachment into adjacent residential
 neighborhoods.
 3. Potential traffic-calming measures along Perry Street.
 4. Strategies to enhance walkability and pedestrian safety, particularly along Perry Street
 and Brady Street.
 5. Planned improvements to the pedestrian environment, including lighting, wayfinding,
 campus branding, and general site beautification.
 6. Emergency vehicle access and circulation following the proposed right-of-way vacations.
 7. Anticipated need for additional student housing.
 8. Location and total number of proposed parking spaces.


City Staff will apprise the Commission of any additional correspondence with the public at the
February 17, 2025 Plan & Zoning Commission meeting.

Attachments:
1. Application
2. Vicinity Map
3. Public Notice
 CITY OF DAVENPORT APPLICATION FOR
 Development & Neighborhood
 Services _ Planning RIGHT-OF-WAY VACATION
 1200 E. 46th ST (EASEMENT ABANDONMENT)
 Davenport, IA 52807
 DATES: PRE-APP SUBMITTAL PUBLIC HEARING

 Office 563.326.6198
 planning@davenportiowa.com PROJECT TITLE

 APPLICANT INFORMATION 10th Street and Alleys ROW Vacation
Applicant Name | Company Name GENERAL LOCATION DESCRIPTION
Palmer College of Chiropractic 10th Street between Perry Street and Pershing Avenue
Address NEIGHBORHOOD MEETING DATE / TIME / LOCATION
1000 N Brady Street
City | State | Zip EXISTING USE PROPOSED USE SQUARE AREA
 AREA OF
 Davenport, IA 52803 VACATION ROW / Alleyway Parking Lot 15,225 s.f.
Phone
 COMPLETE SUBMITTALS SHALL INCLUDE: SUBMITTED
(563) 884-5294
Secondary Phone Concept/Development Plan, if applicable

 Authorization to Act as Applicant
E-Mail Address


 Legal Description* (bearing & distance)
Acceptance of Applicant
 * shall include a MS Word or Text file
I, the undersigned, certify that the information on this application to the best of
my knowledge, is true and correct. I further certify that I have a legal interest in Legal Description Dimensioned Sketch
the property in question, and/or that I am legally able to represent all other
persons or entities with interest in this property, and acknowledge formal
 Application Fee: (REQUIRED) $400*
procedure and submittal requirements.
 * check payable to 'City of Davenport'
In addition to the application fee, I understand I am responsible for attendance
at each meeting on the public hearing/zoning calendar. The City reserves the
right to require further site studies as necessary, such as a traffic study. PROJECT NARRATIVE: (submit separate sheet if needed)
  Jennifer Randazzo Palmer College is requesting the vacation of part of
  Type Applicant's Name East 10th Street Between Perry Street and Pershing
 Avenue, as well as the alleyways to the North and
 01/08/2026 south of 10th Street. Palmer would like to acquire the
  Applicant's Signature Date property to convert the area to an improved parking
 DEVELOPMENT TEAM lot for students, staff, and patients, as well as install
Surveyor an access road through the center of the lot. An
Mike Richmond access easement and utility easement will be
Address provided through the center of the new parking lot to
1717 State Street, Suite 201 allow traffic through to travel freely from Perry Street
Phone Secondary Phone to Pershing Ave.
(563) 823-6080
E-Mail Address


Attorney/Other

Address


Phone Secondary Phone


E-Mail Address Submit the first page of this form to Planning Staff at:
 planning@davenportiowa.com or contact staff with any
 questions or requests for additional information.




 revised Jan. 2025
 DATE


 ROW VACATION PLAT
 EAST 10th STREET

 REVISIONS
 PART OF OUTLOT 31 OF LECLAIRE'S 2ND ADDITION IN

 DESCRIPTION
 THE CITY OF DAVENPORT,
 COUNTY OF SCOTT, STATE OF IOWA



 LEGEND
 No.
 REBAR, FOUND
 PIPE, FOUND
 POB
 SE CORNER LOT 3 CHISELED "X" IN CONCRETE, FOUND
 PALMER COLLEGE REBAR WITH CAP #______, FOUND
 PH: 563.344.0260
 FOUNDATION 1st ADDITION P.K. NAIL, FOUND

 www.imegcorp.com
 MEASURED DIMENSION
 RECORDED DIMENSION
 RIGHT OF WAY VACATION BOUNDARY
 PROPERTY LINE
 RIGHT OF WAY LINE
 1717 STATE STREET
 HISTORICAL LINE - AS NOTED
 SUITE 201


 BETTENDORF, IA 52722




 PREPARED FOR




 ROW Vacation Plat - E. 10th Street
 CITY OF DAVENPORT
 1200 EAST 46TH STREET




 Palmer College Event Center
 DAVENPORT, IOWA 52807
 ATTN: REAL ESTATE MANAGER




 Davenport, Iowa
 LINE TABLE
 LINE BEARING DISTANCE

 L1 S 01°50'01" E 20.00'

 L2 N 01°51'27" W 20.00'



 IMEG Project No:
 25003972.00
 File Name:
 I hereby certify that this land surveying document was prepared


 PRELIMINARY
 25003972.00 Vacation E 10th Street
 SSIONA and the related survey work was performed by me or under my
 OFE LS C COPYRIGHT 2025
 PR direct personal supervision and that I am a duly Licensed Land ALL RIGHTS RESERVED

 LICEN YOR Field Book No:
 VE
 Surveyor under the laws of the State of Iowa.
 SE
 D UR
 MICHAEL D. Drawn By: MDR
BASIS OF BEARINGS: THE NORTH AMERICAN DATUM OF 1983, RICHMOND Checked By: DAB




 11-18-2025
 IOWA STATE PLANE COORDINATE SYSTEM, 23503 Date: 10/31/2025
 SOUTH ZONE (2011 ADJUSTMENT) Michael D. Richmond, PLS No. 23503 Date
 I O WA My license renewal date is December 31, 2025
 No. of sheets covered by this seal: ____
 Sheet 1 of 1
 DATE
 ALLEY VACATION PLAT
 PART OF OUTLOT 30 OF LECLAIRE'S 2ND ADDITION
 IN THE CITY OF DAVENPORT,


 REVISIONS
 COUNTY OF SCOTT, STATE OF IOWA


 DESCRIPTION
 LEGEND
 REBAR, FOUND
 PIPE, FOUND
 CHISELED "X" IN CONCRETE, FOUND
 No.
 REBAR WITH CAP #______, FOUND
 P.K. NAIL, FOUND
 MEASURED DIMENSION
 RECORDED DIMENSION
 RIGHT OF WAY VACATION BOUNDARY PH: 563.344.0260



 www.imegcorp.com
 PROPERTY LINE
 RIGHT OF WAY LINE
 HISTORICAL LINE - AS NOTED



 1717 STATE STREET



 PREPARED FOR SUITE 201


 CITY OF DAVENPORT BETTENDORF, IA 52722

 1200 EAST 46TH STREET
 DAVENPORT, IOWA 52807
 ATTN: REAL ESTATE MANAGER




 Palmer College Welcoming Corridor Alley Vacation Plat - Outlot 30
 POB LINE TABLE



 Davenport, Iowa
 SW CORNER
 LOT 3, PALMER LINE BEARING DISTANCE
 COLLEGE
 FOUNDATION 1st L1 S 88°06'44" W 20.00'
 ADDITION
 L2 N 87°15'17" E 20.00'




 IMEG Project No:
 25003972.00
 File Name:
 I hereby certify that this land surveying document was prepared


 PRELIMINARY
 25003972.00 Vacation Alley OL-30.dwg
 SSIONA and the related survey work was performed by me or under my
 OFE LS C COPYRIGHT 2025
 PR direct personal supervision and that I am a duly Licensed Land ALL RIGHTS RESERVED

 LICENS YOR Field Book No:
 VE
 Surveyor under the laws of the State of Iowa.
BASIS OF BEARINGS: THE NORTH AMERICAN DATUM OF 1983, ED
 UR
 MICHAEL D. Drawn By: MDR
 IOWA STATE PLANE COORDINATE SYSTEM, RICHMOND Checked By: DAB


 11-18-2025
 SOUTH ZONE (2011 ADJUSTMENT) 23503 Date: 10/31/2025
 Michael D. Richmond, PLS No. 23503 Date
 I O WA My license renewal date is December 31, 2025
 No. of sheets covered by this seal: ____
 Sheet 1 of 1
 DATE
 ALLEY VACATION PLAT
 PART OF OUTLOT 31 OF LECLAIRE'S 2ND ADDITION
 IN THE CITY OF DAVENPORT,


 REVISIONS
 COUNTY OF SCOTT, STATE OF IOWA


 DESCRIPTION
 LEGEND
 REBAR, FOUND
 PIPE, FOUND
 CHISELED "X" IN CONCRETE, FOUND
 POB REBAR WITH CAP #______, FOUND
 No.
 ALLEY #1
 NW CORNER P.K. NAIL, FOUND
 PARCEL #F0033-06 MEASURED DIMENSION
 DEED #2023-15282
 RECORDED DIMENSION
 RIGHT OF WAY VACATION BOUNDARY PH: 563.344.0260



 www.imegcorp.com
 PROPERTY LINE
 RIGHT OF WAY LINE
 HISTORICAL LINE - AS NOTED



 1717 STATE STREET



 PREPARED FOR SUITE 201


 CITY OF DAVENPORT BETTENDORF, IA 52722

 1200 EAST 46TH STREET
 DAVENPORT, IOWA 52807
 ATTN: REAL ESTATE MANAGER




 Palmer College Welcoming Corridor Alley Vacation Plat - Outlot 31
 POB LINE TABLE



 Davenport, Iowa
 ALLEY #2
 SW CORNER
 LINE BEARING DISTANCE
 PARCEL #F0033-02
 DEED #2012-0823 L1 S 87°52'26" W 14.33'

 L2 N 88°06'44" E 14.33'

 L3 S 87°52'26" W 10.00'

 L4 N 01°50'01" W 10.00'



 IMEG Project No:
 25003972.00
 File Name:
 I hereby certify that this land surveying document was prepared


 PRELIMINARY
 25003972.00 Vacation Alley OL-31.dwg
 SSIONA and the related survey work was performed by me or under my
 OFE LS C COPYRIGHT 2025
 PR direct personal supervision and that I am a duly Licensed Land ALL RIGHTS RESERVED

 LICENS YOR Field Book No:
 VE
 Surveyor under the laws of the State of Iowa.
BASIS OF BEARINGS: THE NORTH AMERICAN DATUM OF 1983, ED
 UR
 MICHAEL D. Drawn By: MDR
 IOWA STATE PLANE COORDINATE SYSTEM, RICHMOND Checked By: DAB


 11-18-2025
 SOUTH ZONE (2011 ADJUSTMENT) 23503 Date: 10/31/2025
 Michael D. Richmond, PLS No. 23503 Date
 I O WA My license renewal date is December 31, 2025
 No. of sheets covered by this seal: ____
 Sheet 1 of 1
 EXISTING CONDITIONS




 VACATE ALLEY IN OUTLOT 30
 OF LECALIRE'S 2ND ADDTITION
 (4,770 S.F.)



 VACATE 10TH STREET BETWEEN
 PERRY STREET AND PERSHING
 AVE. (6,424 S.F.)




VACATE ALLEYS IN OUTLOT 31
OF LECALIRE'S 2ND ADDTITION
(2,635 S.F.) (1,396 S.F.)
PROPOSED CONDITIONS
 PUBLIC HEARING NOTICE | PLAN AND ZONING COMMISSION

To: All property owners within 5 00 feet of the Palmer College of Chiropractic Campus

100 BLACK MEN
PO BOX 1585
DAVENPORT IA 52809 -1585

Neighborhood Meeting
Date: 1/27 /202 6
Time: 6 :0 0 PM
Location: Palmer Welcome Center Conference Room | 1005 N Brady Street

Plan & Zoning Commission Public Hearing Meeting
Date: 2/3/202 6
Time: 5:00 PM
 th
Location: Council Chambers | City Hall | 226 West 4 Street

What is this About?
This notice is being sent to inform you that a neighborhood meeting and a public hearing will be
held for a request to amend the Campus Land Use Plan for Palmer College of Chiropractic . The
proposed amendment to the Palmer College of Chiropractic Campus Master Plan updates the
Institutional Campus District to reflect recent property acquisitions, revised circulation and right -
of-way plans, and the addition of a new academic and gathering facility. The amendment
removes previously approved street closures a nd a mixed -use development, enhances pedestrian
safety and traffic flow —particularly along Perry Street —and identifies expanded green space and
potential sites for future student housing. Overall, the changes are intended to improve campus
access, safety, and functionality while supporting long -term institutional growth. See the attached
Campus Master Plan for more information.

Request s /Case Description s:
 1. Case ORD26 -01: Request of Palmer College of Chiropractic to amend the Campus Land
 Use Plan, generally bounded by West 12th Street, Harrison Street, 6th Street, and Pershing
 Avenue. [Ward 3]
 2. Case REZ26 -01: Request of Palmer College of Chiropractic to rezone 208 East 11th Street,
 1111 Perry Street, 725 Perry Street, 727 Perry Street, 739 Perry Street, and 822 Pershing
 Avenue from R -MF Multi -Family Residential District and R -4C Single -Family and Two -
 Family Central Residential District to IC Institutional Campus District. [Ward 3]
 3. Case ROW26 -01: Request of Palmer College of Chiropractic to vacate Palmer Drive,
 between Brady Street and Perry Street, and the southern 60 feet of the 20 -foot -wide alley
 right -of-way located in Outlot 20 of LeClaire’s 2nd Addition. [Ward 3]
 4. Case ROW26 -02 : Request of Palmer College of Chiropractic to vacate East 10th Street,
 between Perry Street and Pershing Avenue, and the adjacent public alley rights -of-way
 located north and south of East 10th Street in Outlots 30 and 31 of LeClaire’s 2nd Addition.
What are the Next Steps after the Neighborhood Meeting and Public Hearing?
The Plan and Zoning Commission will hold a formal public hearing at their meeting on February 3,
202 6 . The Plan and Zoning Commission will vote (provide a recommendation) to the City Counc il
at their meeting on February 17, 202 6 . The Commission’s recommendation will be forwarded to
the City Council, which will then hold its own public hearing. You will receive a notice of the City
Council’s public hearing. For the specific dates and times of subsequent meetings, please contact
th e Development & Neighborhood Services Department.

Would You Like to Submit an Official Comment?
As a neighboring property owner, you may have an interest in commenting on the proposed
request via email or in person at the public hearing. Send written comments to
planning@davenportiowa.com (no later than 12:00 PM one day before the public hearing) or to:
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Planning, 1200 E 46 St, Davenport IA 52807.

All documents related to the meeting (agenda included) are at “ Meeting Minutes & Agenda s”:
https://www.davenportiowa.com/government/meeting_minutes_agendas

Do You Have Any Questions?
If you have any questions or if accommodations are needed for any reason, please contact the
Development & Neighborhood Services Department at planning @davenportiowa.com or 563 -326 -
6198 . Interpretive services are available at no charge. Servicios interpretativos libres estan
disponibles. TTY: (563) 326 -6145

Please note items may be removed or tabled to a future hearing date at the request of the Applicant
or Commission/Board. Those interested in verifying case actions and/or tablings, please contact
Planning at 563 -326 -6198 or planning@davenportiowa.com for updates.
 City of Davenport

Department: Development & Neighborhood Services Action / Date
Contact Info: Matt Werderitch | 563-888-2221 2/17/2026

Subject:
Case F26-01: Request of Blowing Up LLC for a Final Plat of Knight Nation Addition. The 2-lot
subdivision is located at 743 Schmidt Road, on 4.715 acres. [Ward 3]

Recommendation:
Staff recommends the Plan and Zoning Commission accept the listed findings and forward Case
F26-01 to the City Council with a recommendation for approval subject to the listed conditions:

Findings:

 1. The final plat conforms to the comprehensive plan Davenport +2035.
 2. The final plat prepares the area for future development.
 3. The final plat (with conditions recommended by City Staff) will achieve consistency with
 subdivision requirements.


Conditions:

 1. That the surveyor signs the plat.
 2. That the utility providers sign the plat when their easement needs have been met.
 3. Revise Note 8 to read as follows, "A portion of Lot 2 is located within the Special Flood
 Hazard Area and is subject to inundation by the 1% annual chance flood as shown on
 Flood Insurance Rate Map #191630C0365H Effective Date April 11, 2024." Include the
 Base Flood Elevation in the Note.


Background:
The Final Plat of Knight Nation Addition subdivides approximately 4.715 acres (204,402 square
feet) of land into two industrial lots zoned I-2 Heavy Industrial District. The site is located along
Schmidt Road and is bordered in part by the Canadian Pacific Railroad, with surrounding
properties characterized by industrial and storage-related uses. Lot 1 contains approximately
3.957 acres (172,374 square feet) and Lot 2 contains approximately 0.754 acres (32,862 square
feet).

Comprehensive Plan:
Within Existing Urban Service Area: Yes
Within Urban Service Area 2035: Yes

Future Land Use Designation:
The subject property is currently designated as Industry in the Davenport +2035 Future Land
Use Map.

 1. Industry (I)– Designates areas devoted to manufacturing, assembly/fabrication,
 warehousing and distribution, research and technological innovation centers, and
 associated commercial/office uses developed at a scale as to warrant access to good
 transportation networks and separation or buffering from residential uses.


Relevant Goals to be considered in this Case: Strengthen the Existing Built Environment.
The proposed Final Plat complies with the Davenport +2035 proposed land use section.

Zoning:

 1. I-2 Heavy Industrial District: This zoning district is intended to provide for a variety
 of general manufacturing, fabricating, processing, distributing and warehousing uses.
 Industrial uses in the I-2 District may result in some external effects such as smoke,
 noise, glare or vibration, and typically include outdoor storage and related outdoor
 activities.


Technical Review:

 1. Zoning: The proposed two-lot subdivision complies with the bulk dimensional standards
 of the I-2 Heavy Industrial District. The revised lot configuration will place all existing
 industrial structures on Lot 2. Staff has not verified whether these structures meet the
 required minimum front setback of 25 feet and interior side setback of 15 feet; however,
 the subdivision does not increase or intensify any existing nonconformity.
 2. Streets: Both proposed lots have frontage along Schmidt Road. A 20-foot driveway
 easement provides access to both parcels via the existing driveway approach. No
 additional right-of-way dedication is included with the final plat.
 3. Stormwater: No site improvements are proposed as part of this subdivision. Stormwater
 detention and water quality treatment measures will be required at the time of future
 site development, in accordance with City standards.
 4. Sewer System: A 24-inch public sanitary sewer main is located within the Schmidt Road
 right-of-way and is available to serve the property.
 5. Floodplain: FEMA mapping indicates the property is located within a Special Flood
 Hazard Area subject to inundation by the 1-percent annual chance (100-year) flood.
 6. Other Utilities: Standard utility services are available to the site.
 7. Parks/Open Space: The proposed subdivision will not impact parks or designated open
 space areas.


Public Input:
Public notification is not required for a Final Plat.

Attachments:
1. Final Plat of Knight Nation Addition
2. Maps
3. Application
 FINAL PLAT

 KNIGHT NATION ADDITION
 TO THE CITY OF DAVENPORT, SCOTT COUNTY, IOWA, LOCATED IN THE
 SOUTHWEST QUARTER OF SECTION 34, TOWNSHIP 78 NORTH, RANGE 3 EAST
 OF THE 5TH P.M., SCOTT COUNTY, IOWA




 UNPLATTED
 ADJOINER:
 BLOWING UP LLC


 #4 REBAR




 0'
 R.
 R. (S09° 1
 IFI

 12"E) (5
 C
 PA
 C 3
 DI 55 9' 33
 '2
 8"W "E 3
 84.87')
 AN
 CA IO
 NA N ) (3 21.8
 EX 17
 .47 '
 7 PT
 CE 9°
 ')
 IO
 PT N3 N
 1° EX
 (S 4 CE




 (10') UTILITY
 EASEMENT


 #4 REBAR

 33.71' )
 68' '
 (33.84') 59. .16
 ) (5 561
 9°W 4"E
 (N2 01' 3
 1°
 #4 REBAR
 S3




 LOT 1
 225.72' 172,374 S.F.
 3.957 ACRES



 1/2" PIPE
 15' UTILITY
 EASEMENT



 20' DRIVEWAY
 45.43')
 ) (118.42')
 6° 0'W) (4
 EASEMENT

 (S05° 59'E 44 5.4 3' (N SET CUT "X"
 X
 2' 2'
 UNPLATTED

 0"W 411.7
 0'
 0"E 118.4
 0"E 177.0
 N82° 04' 1 ADJOINER:

 S07° 55' 5 N07° 55' 5
 RIVER BEND STORAGE LLC
 10'
 X
 SET CUT "X"
 #5 REBAR W/ YELLOW
 CAP #23503
 S61° 40' 27"W 14.12'
 (S63° 37' 17"W) (14.12')
 x FND. CUT "X"

 1.07'

 85.32'
 x
 FND. CUT "X"



 5' 50"W 1
 9"E 11
 LOT 2


 OAD
 5' 4
 S11° 3
 32,862 S.F.

 R
 N07° 5


 T
 0.754 ACRES
 186.00'


 M I D
 C H
 #4 REBAR

 S 287.88'

 (5') PERPETUAL 8'
 0"W 464.8
 EASEMENT X S81° 51' 0 ) (463.62')
 (S83° 59'W
 177.00'


 UNPLATTED
 ADJOINER:
 0') MOUSA, SAAAD

 "E) (408.5



 ° 05° 59
 408.50' (S

 0"E


 S07° 55' 5




 APPROVAL SIGNATURES:


 MAYOR DATE:

 1. Owner: 3. Surveyor:
 Blowing Up LLC Jerry D. Rogers CITY CLERK DATE:
 4078 18th Avenue 2224 East 12th Street
 Bettendorf, Iowa 52722 Davenport, Iowa 52803
 FND. CUT "X"
 Ph: (563) 386-4236 x CHAIRMAN PLAN & ZONE DATE:
 2. Engineer:
 Townsend Engineering 4. Attorney:
 2224 East 12th Street Milissa Hoffmann CENTURY LINK DATE:
 Davenport, Iowa 52803 Brooks Law Firm NOTES:
 Ph: (563) 386-4236 3425 E. Locust Street
 Davenport, Iowa 52803 1. MEASUREMENTS ARE SHOWN IN FEET AND DECIMAL PARTS THEREOF.
 IOWA - AMERICAN WATER COMPANY DATE:
 2. ALL PUBLIC UTILITIES SHALL BE LOCATED WITHIN EASEMENTS OR PUBLIC RIGHT-OF-WAY.

 3. COMPARE THE DESCRIPTION OF THIS PLAT WITH THE DEED, ABSTRACT OR CERTIFICATE OF TITLE; ALSO COMPARE ALL POINTS BEFORE MEDIACOM DATE:
 BUILDING BY SAME, AND AT ONCE REPORT ANY DIFFERENCE.
THE MEASURED BEARINGS SHOWN
 4. THIS SURVEY IS NOT VALID WITHOUT THE SURVEYOR'S SIGNATURE AND SEAL.
HEREON ARE BASED ON THE US STATE MIDAMERICAN ENERGY DATE:
PLANE COORDINATE SYSTEM, IOWA 5. ALL IMPROVEMENTS TO BE INSTALLED IN ACCORDANCE WITH THE CITY OF DAVENPORT STANDARD SPECIFICATIONS. APPROVED SUBJECT TO ENCUMBRANCES OF RECORD M.E.C.
SOUTH ZONE (1402) GEOID 12A, NAD 83
 6. BLANKET EASEMENTS GRANTED FOR SEWER, WATER, GAS, ELECTRIC, TELEPHONE, AND CABLE T.V. SERVICES TO INDIVIDUAL
(2011) EPOCH 2010.00. STRUCTURES WITHIN THE LOT WHERE THE STRUCTURE IS LOCATED. METRONET DATE:
 7. THE SUBJECT PROPERTY IS ZONED I-2, INDUSTRIAL DISTRICT.

LEGEND: 8. NO PORTION OF THE SUBDIVISION IS LOCATED WITHIN THE FEMA DETERMINED SPECIAL FLOOD HAZARD AREA SUBJECT TO INUNDATION
DEED DIMENSION = (0.00') BY THE 1% ANNUAL CHANCE FLOOD AS SHOWN ON FLOOD INSURANCE RATE MAP #191630C0335D EFFECTIVE DATE MARCH 11, 2024.
FIELD DIMENSION = 0.00'
MONUMENTS FOUND: 9. NO SITE DEVELOPMENT IS PROPOSED WITH THIS SUBDIVISION.
AS NOTED = LAND SU
 10. STORMWATER DETENTION AND WATER QUALITY TREATMENT WILL NOT BE REQUIRED FOR THIS SUBDIVISION BUT WILL BE REQUIRED
 ED
MONUMENTS SET:
 LICEN YOR
 RVE
#5 REBAR W/ PINK CAP #8860 = UPON FURTHER DEVELOPMENT OF THE PROPERTY.
BOUNDARY LINE = S
FENCE LINE = 11. THIS SUBDIVISION CONTAINS 204,402 S.F. 4.715 ACRES.
EASEMENT LINE =
SETBACK LINE= 12. SIDEWALKS SHALL BE CONSTRUCTED WHEN SO ORDERED BY THE CITY OF DAVENPORT. IO WA
SECTION LINE=