Pleasant Hill Development Plan 1

East Lakes Business District

Grow. Play. Live.Document created by

Bryce Johnson and Jacob Heil November 20th, 2013

Acknowledgements………………………………………………..…………….3

Project Background……………………….………………………...………….. 4

Sub Area and City Limit-Map……………………………….………...……….. 4

Existing Conditions…………………………………………….……...……….. 5

Goals, Policies, Land Uses…………………….……………………..………….8

Land Use Maps……….…………………………………………...………......... 8

Detailed Development Concert………………………………....……..…….... 10

Strategic Implementations………………………………………..…………….13

Conclusion…………………………………………………………………….. 15

Bibliography……………………………………………………………………16

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Table of Contents

East Lakes Business District

Parks & Recreation CommissionLoren Lown, ChairAnne Johns, Vice-ChairGary Denning, Jr.David DunfeePeg HaagDan SchmitzErika VanHelten

David Wilwerding, Eric JensenIowa State University Planning Instructors

Pleasant Hill EmloyeesBenjamin Champ, AICP, ASLAMadeline Emmerson, AICPHeath Ellis, Park Supervisor

Pleasant Hill Development Plan 3Project Background

Acknowledgements

This development plan was created to aid the community in two areas. Predominately, this plan focuses on preserving the natural amenities within the community. These include greenways, woodlands, water features, etc. Preservation of such amenities is vital as they are definitive features of the community. Secondly, this plan will provide the community with a more diverse set of land uses. These diverse uses will be symbolic to the community in the future, as it will attract new residents and businesses.

Figure 1 illustrates the area (bordered in red) undergoing development pressures. Coincidentally the area is primarily zoned for planned commercial uses (C-3). However, there are two existing issues that could jeopardize the implementation and success of this plan.

First, and most noticeably, some of the desired land (located in cyan) is not within Pleasant Hill’s city limits. This consists of single-family dwellings. Secondly, some of the land within city limits isn’t owned by the city. This situation raises specific questions regarding financial feasibility. This document will explain these problems and show examples of what could be developed here.

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Figure 1

Existing Conditions

Analyzing existing conditions is critical to the success of this development plan. By doing so, the strengths of the land become more apparent. Throughout this area, natural elements are by far the biggest strength. Therefore, this plan has been uniquely designed in accordance with these distinctive features; those being:

Connective Greenway Attractive Greenery Tranquil Water Feature

Market Conditions:A majority of the desired area is agricultural land. According to the 2012 Farmland Value Survey market

prices for agricultural land has dramatically increased in the past 10 years. On average, Iowa farmland has a net worth of $8,296 per acre. Pleasant Hill’s agricultural land, within the desired development area, averages out to $2,619.05 per acre; 316.76% less than the state average. In terms of other land use classifications, the market will

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fluctuate with community needs and future development. Therefore, if the desired area is developed the market price for surrounding residential, governmental, and commercial lands will significantly increase.

The time to buy land is now. If Pleasant Hill’s agricultural land being 300% less than the state average isn’t enough of a reason to invest, then think of the potential benefits. After this agricultural land is developed, all of the other markets will rise in value. (The table below contains helpful market data for each parcel within the area)

Site Parcel # Cost (total) Area (Acres) Owner City/ Jurisdiction Zone- Planned Class1 221/00149-500-001 $2,372,500.00 5.769 Care Initiatives Pleasant Hill C-3 Residential2 221/00217-002-000 $194,100.00 1.515 Lee, Kyle C Pleasant Hill C-3 Residential3 221/00217-001-000 $234,100.00 1.515 Bartz, Bret A Pleasant Hill C-3 Residential4 221/00104-031-000 $149,100.00 0.818 Susan, Ginther Pleasant Hill C-3 Residential5 221/00163-301-000 $1,870,000.00 9.930 New Life Church Inc Pleasant Hill C-3 Commercial Exempt6 221/00163-302-002 $15,970.00 8.910 Hein, Melva J Pleasant Hill C-3 Agriculture7 221/00149-500-002 $214,500.00 9.872 Care Initiatives Pleasant Hill C-3 Commercial8 221/00163-302-001 $168,000.00 0.999 Kalina, Richard Pleasant Hill C-3 Residential9 221/00150-501-000 $1,600.00 2.705 Wil-Ron Properties LLC Pleasant Hill C-3 Commercial

10 221/00150-502-000 $1,890,000.00 7.208 Courtyard Estates Properties LLC Pleasant Hill C-3 Commercial11 170/00407-101-000 $177,700.00 1.421 Burkman, Donald R Clay Township RR Residential12 170/00407-102-001 $207,040.00 10.890 Smith, Larry L Clay Township RR Agriculture13 170/00407-103-001 $367,800.00 2.435 Johnson, Walter A Clay Township RR Residential14 170/00348-000-000 $110,800.00 0.324 Woodard, Joyce Clay Township RR Residential15 170/00407-203-004 $425,800.00 10.400 Kavalier, Debra J Clay Township RR Residential16 170/00407-203-003 $2,100.00 1.770 Niswander, Alexander Clay Township RR Agriculture17 170/00407-202-000 $29,030.00 7.700 Niswander, Alexander Clay Township RR Agriculture18 170/00407-201-000 $28,600.00 0.964 Travis, Wade E Clay Township RR Residential19 170/00407-105-000 $209,100.00 1.314 Travis, Wade K Clay Township RR Residential20 170/00407-106-000 $191,000.00 1.147 Friend, Edith Clay Township RR Residential21 170/00407-107-000 $193,000.00 1.147 Maynes, Erin Clay Township RR Residential22 170/00407-108-000 $155,400.00 1.612 Berk, Terry W Clay Township RR Residential23 170/00407-109-000 $220,500.00 1.333 Tuttle, Jason E Clay Township RR Residential24 170/00407-110-000 $172,500.00 1.240 Holland, Samuel L Clay Township RR Residential25 170/00346-002-000 $153,500.00 0.933 Stone, Sandra Clay Township MU Residential

26 221/00104-032-000 $105,440.00 78.067 Gibson Family Pleasant Hill C-3 Agriculture27 221/00104-015-000 $116,590.00 78.640 Gibson Family Pleasant Hill C-3 Agriculture28 221/00104-010-000 $11,700.00 8.656 Gibson Family Pleasant Hill C-3 Agriculture29 221/00104-021-003 $23,720.00 15.520 Gibson Family Pleasant Hill C-3 Agriculture30 170/00355-002-000 $170,800.00 2.860 Shivers, Kenton R Clay Township LDR Residential31 170/00355-001-000 $46,820.00 25.982 Shivers, Ralph R Clay Township LDR Agriculture32 170/00356-001-000 $215,100.00 2.101 Patrice, Frank Clay Township HDR Residential33 170/00356-002-000 $28,210.00 16.658 Patrice, Frank Clay Township HDR Agriculture34 170/00363-001-000 $128,900.00 0.926 Glick, Randy L Clay Township MU Residential

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35 170/00363-000-000 $91,570.00 18.350 Mills, Clinton E Clay Township MU Agriculture36 170/00362-000-000 $17,190.00 9.445 Gibson Family Clay Township MU Agriculture37 221/00153-193-000 $26,150.00 21.547 Watson, Darrell E Pleasant Hill Agricultural Agriculture38 170/00408-002-001 $271,500.00 1.242 Hill, Michel Clay Township RR Residential39 170/00361-002-000 $157,300.00 1.946 Kinisley, Dale Clay Township RR Residential40 170/00408-002-101 $328,600.00 1.453 Rasmussen, John L Clay Township RR Residential41 170/00408-002-104 N/A N/A Road Clay Township Gov't Gov't42 170/00408-002-102 $340,600.00 1.265 Paulus, Gary G Clay Township RR Residential43 170/00408-002-103 $292,000.00 1.160 Meyer, Todd A Clay Township RR Residential44 170/00408-002-005 $370,100.00 1.331 Lamb, Larry L Clay Township RR Residential45 170/00408-002-006 $183,700.00 1.012 Glick, Donald G Clay Township RR Residential46 170/00408-002-007 $288,200.00 0.959 Van Cleave, Rowdy D Clay Township RR Residential47 170/00408-002-008 $188,700.00 0.939 Hemping, Kelly Clay Township RR Residential48 170/00408-002-009 $211,700.00 0.939 Grooms, Dennis A Clay Township RR Residential49 170/00408-002-010 $241,500.00 1.009 Brown, Richard N Clay Township RR Residential50 170/00408-002-015 N/A N/A Road Clay Township Gov't Gov't51 170/00408-002-011 $228,600.00 1.005 Rinard, Kevin L Clay Township RR Residential52 170/00408-002-012 $271,400.00 0.939 Reed, Gary Clay Township RR Residential

**Note: The assessed value of the land does not reflect the land’s potential market

All three of these components are equally important in the application of this development plan. Without goals, development objectives would be meaningless. Policies are crucial to the long-term sustainability of the area, while land uses control how land is divided for specific uses. Finally, a plan; whether generic or detailed; exemplifies how all three are interconnected and support each other.

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Goals, Policies, Land Uses

Goals:The list below is specific to economic growth and community development.

- Diversify economic means in Pleasant Hill to create and expand employment opportunities for existing and future households

- Implement appropriate community and economic developments to establish a stabilization of jobs and population

- Preserve and improve the physical appearance and character of Pleasant Hill- Maintain a modern infrastructure.  Future public facilities, utilities and transportation systems will need to be

both updated and expanded during the planning period

Policies:The following policies were created in a way to ensure environmental protection, financial assistance, adequate housing, and community-wide interaction:

- Preservation of natural features is of the highest priority- Encourage publicly financed redevelopment tools - Provide adequate housing for all existing and future residents- Increase communal connectivity through the use of trails and greenways

Land Uses: Existing and FutureThe existing land use map (left) will be transformed accordingly to support future land uses (right):

- C-3 areas will support medical facilities- Northern land will be zone light industrial only- Parcels not owned by the city (no fill color) will be reserved respectively for eastern residential uses and

a variety of commercial, mixed-use, and park purposes

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Detailed Development Map

The East Lakes Business District is specifically designed to aid the community in two respects. Predominately, this plan focuses on preserving the natural amenities within the community. Secondly, this plan will provide the community with a diverse set of uses. These uses are more thoroughly described below.

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Detailed Development (cont.)

The area zoned as Office is a major push for the community. This area will provide any type of medical service needed from major surgery to dental care. The Office zone is similar to surrounding city’s medical facilities. The area will consist of a large, generalized medical center up to 800,000-ft2 surrounded by smaller, specialized facilities. The generalized facility will be similar to the photo to the right.

The northern industrial zone provides an opportunity for a large corporation to establish a warehouse or headquarter facility. This industrial zone will be definitive to the community. Thus, Pleasant Hill would become a national, or even worldwide, competitor in the global economy. An industrial zone in Pleasant Hill may be scrutinized. However, the city may need to re-evaluate the allowance of an exit ramp along Hwy-65. If permitted, questions of safety and efficiency will be resolved.

Commercial facilities are the backbone of this plan. These activities increase value within the local economy and provide the community with more employment opportunities. These businesses are contained to 15,000-ft2 centers. To the left, illustrates an example of this zone and how they will create an even brighter atmosphere in the town.

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Residential zones are the most important component in a city because it's a place for the people to live. East Lakes Business District will provide the community with three residential opportunities: mixed-use, single-family and medium density townhomes. All of these housing options give Pleasant Hill’s diverse opportunity to live in a manner personally fitted for them. Also, the residential land uses coincide with Altoona’s future land use plan, therefore enabling both cities to interact and grow.

Strategic implementation is the process that puts the plans and strategies into action. It involves assigning individuals to tasks and timelines that will help the community reach its goals. For the implementation process to be considered successful, it is important to delegate roles and responsibly and establish a timeline. This plan provides short-mid-long term goals to help guide the community through the implementation phase of East Lakes Business District.

Short Term (0-5 years):- Establish various public-private partnerships- Find developers to invest in land- Protect natural features from future development through local legislation

Intermediate (5-15 years):

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Strategic Implementation

- Plan housing options, generalized health facility, and commercial centers- Clean up and expand East Lake- Extend current public utilities

Long Term (15+ years):- Begin roadway interconnectivity throughout the area- Finalization of all on-going construction projects- Update and expand all public facilities, utilities, and transportation systems

The timetable above is only a guide to ensure the implementation of this plan. It is safe to say that this development plan will be more successful when adding more implementation strategies to the list. This timetable is from a cluster of predominately used strategies. The City of Pleasant Hill shouldn’t set minimal limits throughout this process; instead, it should exceed these terms. Also, administrative strategies could be very useful to the city.

For instance, this plan’s desired area contains some land not within Pleasant Hill’s city limit. Therefore, the city might see spot zoning and/or shoestring annexation a viable option to obtain this land. Spot zoning gives permission to use an “island” of land it isn’t legally contracted to. On the other hand, shoestring annexation acquires new territory that is contiguous to the existing territory except for a thin strip of land. Another strategy can be helpful if objections against development arise from existing residents; which calls for a “community benefit agreement.” These are negotiations between the developer and residents of the affected neighborhood(s) where the developer must provide specific amenities to the affected resident in exchange for residential support of the developer’s project.

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The provisions in the plan are only recommendations for the city of Pleasant Hill. It is important to continue development activities within the community to meet resident’s fluctuating needs and to promote a sustainable future. This plan suggests a well-organized plan that will convey multiple benefits for the community. It focuses on preserving Pleasant Hill’s natural resources, while developing a commercial, office, and residential corridor. Again, the ideas in this plan are only suggestions. The city should take the necessary action steps to meet the community’s specific goals.

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Conclusion

1) http://web.assess.co.polk.ia.us/cgi-bin/web/maps/bigmap?dp=22100104032000&lon=1643693.553462&lat=585196.2705205&rect=1636466.553462,575956.2705205,1657586.553462,591796.2705205&layers=No_Aerial+parcel+subject+lotline+condo+pardim+lotdim+street+address+bldgnum&size=640%20x%20480&zoomto=4%20mi&mapfile=big.map

2) http://www.city-data.com/city/Pleasant-Hill-Iowa.html

3) http://www.portlandoregon.gov/parks/article/130675

4) https://www.extension.iastate.edu/agdm/wholefarm/html/c2-70.html

5) Merle Hay Road Gateway Redevelopment Plaln. http://www.cityofjohnston.com/documentcenter/view/515

6) http://www.iowalivingmagazines.com/wp-content/uploads/2012/09/trail.jpg

7) http://upload.wikimedia.org/wikipedia/commons/9/92/Youth-soccer-indiana.jpg

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Bibliography

8) http://missionbayhospitals.ucsf.edu/our-facilities/building-purpose

9) http://www.reuters.com/article/2013/11/19/monmouthrealestateinvestment-brief-idUSASA08FRY20131119

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