SE Ankeny Center Subarea Plan

Iowa State University

Department of Community and Regional

Planning

Master Plan & Design Guidelines

Bringing it all Together

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Acknowledgements Ankeny, Iowa

MayorSteven Van Oort

City CouncilCraig BlockGary LorenzTom StraitDave KissingerGary Welch

Planning and Zoning CommissionTodd AnlikerJean AustenShelly BrothertonDaniel FligerDean GodwinAaron JohnsonSteve OdsonTodd RipperLarry Voigt

City StaffEric Carstens, Associate PlannerKaren Countryman, Senior PlannerJeff Junker, Building & Zoning AdministratorDebra Lampe, Associate PlannerSeana Perkins, Associate PlannerJohn Peterson, Director of Planning & Building

Community Planning Studio InstructorsEric Jensen, AICPDavid Wilwerding, AICP

Community Planning Studio Teams

Economic Development Jacob matsen, Project Manager Myia Batie Bethany Wilcoxon GIS Corey Miciunas, Project Manager Ralph Zaragoza Infrastructure Mike Johnson, Project Manager Riley Wagenbach

Land Use Cara Wessling, Project Manager James Hofstetter Luke Miller

Transportation Jacob Couppee, Project Manager Melissa Cownie Kenji Yokoya

Urban Design Beth Chamberlin, Project Manager Mike Albin Alia Brown Megha Chandrasekhar Jen Edler

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Table of Contents Ankeny, Iowa

Executive Summary

Vicinity Map......................................................................1Introduction....................................................................2Demographics...................................................................3-6Existing Conditions.......................................................7-15 Land Use....................................................................7-11 Stormwater..............................................................12 Transportation......................................................13 Urban Design...........................................................14 Economic Development.......................................15Goals....................................................................................16-18

Land Use And Zoning

Intorduction....................................................................19Definitions.........................................................................20Overview.............................................................................21-23Future Land Use...............................................................24-29Mixed-Use Development................................................30

Infrastructure

Introduction....................................................................31Water Mains......................................................................32Sanitary Sewers................................................................33Stormwater........................................................................34-41

Transportation

Introduction....................................................................42Traffic Conditions..........................................................43-45Future Plans......................................................................46-49Sidewalks.............................................................................50Medians................................................................................51

urban design

introduction...................................................................52Architectural Elements..............................................53-54Sidewalks...........................................................................55-56Crosswalks.......................................................................57Screening...........................................................................58Buffers................................................................................59Lighting.............................................................................60-61Signage...............................................................................62-67Industrial Areas............................................................68Streetscapes......................................................................69-71

Economic Development

Introduction...................................................................72Grants................................................................................73-76Brownfields......................................................................77

Implementation

Short-term Goals...........................................................78-79Medium-term Goals.......................................................80Long-term Goals.............................................................81

Appendix

Plant Palette...................................................................82-87

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Maps, Graphics, Tables, & Figures

Table of Contents Ankeny, Iowa

Maps & Graphics

Vicinity Map......................................................................................1Residential Land Use.....................................................................7Commercial Land Use....................................................................8Industrial Land use.......................................................................9Vacant Parcels..............................................................................10Parks And Natural Areas.........................................................11Current Zoning............................................................................21Parcels of Interest.................................................................22-23Potential Redevelopment Nodes............................................24 Service-Oriented Business Node..............................................25S Ankeny Boulevard Corridor................................................26DMACC Gateway Node................................................................27 Ankeny Boulevard & SE Oralabor Road..............................29Water Mains...................................................................................32Sanitary Sewers.............................................................................33Stormwater Focus Areas............................................................34Concept Bioswale..........................................................................39Average Daily Traffic..................................................................43Level Of Service..............................................................................43Road Classification and Intersection Traffic.................44Proposed Average Daily Traffic..............................................45Proposed Transportation System..........................................47Proposed Transportation Management............................48Proposed Intersection Imropvements.................................49Existing Sidewalks........................................................................50Proposeed Welcome Signs...................................................66-67Proposed Streetscapes..........................................................70-71

Tables & Figures

Table 1.1- Population By Age..................................................................3Table 1.2 - Population By Gender..........................................................3Table 1.3 - Median Household Income (1998-2006) ....................4 Figure 1.3.1-Median Household Income................................ .4 Figure 1.3.2-Compound Annual Growth Rate.......................4Table 1.4 - Educational Attainment (1990)......................................5Table 1.5 - Educational Attainment (2000)......................................5Table 1.6 - Polulation Forcasts By City (2000-2030) ...................6Table 2.1 - Parcels For Development.................................................23

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SE Oralabor Road

Prairie Trail

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1st Street

The SE Ankeny Center Subarea Plan focuses on an area located in the Southeast Quadrant of Ankeny.

BOUNDARIESNorth: SE Magazine road South: SE Oralabor RoadWest: S Ankeny Boulevard East: SE Delaware Avenue

The site is located east of the Proposed Prairie Trail development. Much of this plan incorporates elements from Prairie Trail and also takes the proposed development into consideration when making recommendations.

The site is heavily utilized but lacks functionality and aesthetic quality. Incomplete roads and sidewalks throughout the area create a challenge for commuting and connectivity. Unnecessary access points along SE Oralabor Road S Ankeny Boulevard pose further add to these problems.

Storm water management within the area is largely inadequate. Collection of stormwater is uncontrolled in several locals within the site.

Since industrial use comprises much of the area, semi-trailers and other large trucks frequent the streets. The active rail line which divides this subarea poses a challenge for interconnectivity.

This site is severely lacking in desirable aesthetic quality. Much of S Ankeny Boulevard and SE Oralabor Road remain void of streetscape elements.

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Vicinity Map 1 Ankeny, Iowa

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City Boundaries

The SE Ankeny Center Subarea is one square mile of development that lies between S Ankeny Boulevard and SE Delaware Avenue. This site displays much potential for future development and redevelopment with a prime location in the highly utilized southeast quadrant of the city. The SE Ankeny Center subarea contains underdeveloped, underutilized land that could serve as a transition from the highway-oriented commercial center of SE Delaware Avenue to the traditional neighborhood design of the proposed Prairie Trail development.

While much of the area is already developed, there is still plenty of underdeveloped and undeveloped land. There are currently projects within the area and surrounding the areas that could potentially stimulate development and redevelopment.

The purpose of the SE Ankeny Center subarea plan is to serve as a guide for the future development and redevelopment of this area. Goals of this plan include creating better aesthetics throughout the region, improving an inadequate transportation system, Addressing major stormwater management concerns, and promoting increased economic activity throughout the area. Through key recommendations, design guidelines, implementation strategies, and visual elements, the SE Ankeny Center subarea plan provides insight into the future of an underutilized but promising area within the city of Ankeny, Iowa.

Big-Box and Highway-Oriented Commerical Developments along SE Delaware Avenue

Underdeveloped and Undeveloped areas along S Ankeny Boulevard Exec

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Introduction 2 Ankeny, Iowa

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Demographics 3 Ankeny, Iowa

POPULATION BY RACEAnkeny is a very homogenous community. According to the City of Ankeny Community Profile, 97% of the population is white. African-Americans and Asians represent approximately 3% of the population. Other racial groups, including those who identify as Hispanic, American-Indian, Alaskan or Pacific-Islander, and Other each comprise less than 1% of the total population.

HOUSEHOLD SIZE AND HOUSING OCCUPANCY

According to the City of Ankeny Community Profile, Ankeny features a total of 15,016 housing units. Approximately 92%, or 13, 806, of these units are occupied, while 8.1%, or 1210, of these units are vacant. Of the occupied housing units, 78.4% of these units are owner-occupied properties and 21.6% are rental properties. The average homeowner vacancy rate is 5.3%, and the average rental vacancy rate is 10.2%. The average household size for owner-occupied housing units is 2.76, and the average household size for rental housing units is 2.00.

POPULATION BY GENDER

Total Population 36, 161 PercentMale 17, 650 48.8%

Female 18, 511 51.2%Source: City of Ankeny Community Profile

Table 1.2Population by Gender

POPULATION BY AGE

Persons between the ages of 25 and 54 comprised over 46% of the total population for the City of Ankeny in year 2007. The median age is 33.56 compared to 36.5 for the greater Des Moines area. About three-fourths (73%) of the population is 18 years of age or older. Of the total population, 48.8% are male and 51.2% are female.

Age Cohort Number Percent of Population25-34 6516 18%35-44 5758 15.9%45-54 4402 12.2%

Source: City of Ankeny Community Profile

Table 1.1Population by Age

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Income


According to the City of Ankeny Community Profile, the average household income for year 2007 was $77, 324, the median income was $66, 245 and the per capita income was $30, 646. Each of these figures was significantly higher than those listed for the greater Des Moines area which were noted respectively as $70,397, $56,009, and $28,482 for the year 2007.

Table 1.3 and figure 1.3.1 illustrate the median household income in Ankeny for the year 2006. Ankeny has the third highest Median Household Income for the greater Des Moines Metropolitan Statistical Area (MSA). The compound annual growth rate for the City of Ankeny, as indicated in Figure 1.3.2, is the highest of all jurisdictions within the Des Moines MSA. Household incomes within Ankeny have been increasing at a rate of 3.7% per year.

Figure 1.3.1Median Household Income

Source: Merle hay Redevelopment Study - City of Johnston, IA

Figure 1.3.2Compound Annual Growth Rate



Table 1.3 Median Household Income (1998-2006)

JURISDICTION 1989 ($) 1999($) 2006 ($) Compound Annual Growth Rate (%)

State of Iowa 26,229 39,469 48,035 3.6

Des Moines MSA 31,182 46,651 56,828 3.6

Johnston 43,036 76,094 93,047 4.6

Ankeny 36,582 55,162 67,888 3.7

Des Moines 26,703 38,408 47,180 3.4

Urbandale 42,686 59,744 70,517 3.0

West Des Moines 41,045 54,139 68,717 3.1

Ankeny’s workforce is highly educated and developing a more educated population, as indicated by the statistical trends shown in tables 1.4 and 1.5. In 1990, 23.2% of the workforce had attained some college experience, 39.1% had an Associate’s Degree or higher, and 10.2% had earned a Graduate or Professional degree. These figures are slightly lower than cities of comparable population size that exist within the Greater Des Moines Area.

In 2000, the number of persons within the workforce who had some college experience increased from 23.2% to 24.5% indicating a 1.3% increase. Between 1990 and 2000, the number of persons who attained a High School Diploma or the equivalent increased by 4.5%. These figures further support this notion that the workforce within the city is becoming more educated.

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Educational Attainment


Table 1.5Educational Attainment (2000)

Source: U.S. Census (1990, 2000)

Educational Standing

State of Iowa Ankeny Johnston Des

Moines Urbandale West Des Moines

Less than High School

19.9% 6.1% 7.5% 19.0% 4.2% 5.2%

High School (inc.equivalent,

e.g.,GED)38.5% 27.3% 31.4% 35.3% 25.5% 21.3%

Some College 17% 24.5% 19.0% 19.8% 23.5% 22.7%

Associate’s or Bachelors

Degree19.4% 34.0% 30.0% 19.9% 36.6% 38.4%

Graduate or Professional

Degree5.2% 8.0% 12.1% 10.2% 12.8% 12.3%

Source: U.S. Census (1990, 2000)

Table 1.4 Educational Attainment (1990)

Educational Standing

State of Iowa Ankeny Johnston Des


Less than High School

13.9% 4.5% 5.3% 17.0% 3.8% 3.7%

High School (inc.equivalent,

e.g.,GED)36.1% 22.8% 19.5% 33.5% 21.4% 18.2%

Some College 21.4% 23.2% 18.3% 21.5% 22.7% 22.1%

Associate’s or Bachelors

Degree22.1% 39.1% 41.6% 21.5% 39.3% 41.9%

Graduate or Professional

Degree6.5% 10.2% 15.3% 6.5% 12.8% 14.1%

Source: Merle Hay Road Redevelopment Study for the city of Johnston, Iowa

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Population Forecasts


The population of Ankeny is growing exponentially. Data for 2005 shows that the population within the City of Ankeny comprises 9% of the total population for the Greater Des Moines Area. By the year 2010, this figure will reach 10%; most significant however, is the projection for the year 2030. Ankeny will emerge as the second largest jurisdiction within the Greater Des Moines Area second only to the City of Des Moines and comprising nearly 13% of the total population for the metropolitan area.

Because the population for the City of Ankeny is expected to surpass 50,000 people by the year 2010, it is important that efforts are made prior to this time to pursue all available grants that may aid the city in this redevelopment effort.

Table 1.6 Population Forecasts by City (2000-2030)

Source: Des Moines MPO

JURISDICTION METRO Population Johnston Ankeny Des


2000 395,174 9,969 32,778 210,351 18,112 48,768

2005 441,369 13,880 39,164 216,466 20,603 53,1052010 506,480 19,881 50,276 228,172 26,436 61,5642020 579,536 24,716 66,720 235,215 28,295 71,8752030 650,715 28,737 87,738 242,299 30,424 83,493

Autumn Ridge Ponds Edge & Country Crossing

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Land Use - Residential

Existing Conditions 7 Ankeny, Iowa

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Ponds Edge &

Country Crossing

Autumn Ridge

Residential Land Use

There are currently two residential developments in Southeast Ankeny Center: Autumn Ridge, a manufactured home park and Ponds Edge and Country Crossing, two interconnected subdivisions composed of single-family homes and townhomes. The Autumn Ridge manufactured home park, located in the central/south central area of the site, is a professionally managed development. Residents have access to such amenities as a clubhouse, a children's playground, and several basketball courts. Ponds Edge and Country Crossing, located in the northeast corner of the site, are within walking distance of an elementary school as well as two parks.

Commercial businesses currently occupy large tracts of land along both S Ankeny Boulevard and Southeast Delaware Avenue. There is a stark contrast between the types of businesses one can find on either street. Commercial activity along South Ankeny Boulevard is primarily composed of a few regionally drawing businesses such as a recreational vehicle dealership, and a mini-storage mixed among several locally-owned restaurants and a couple neighborhood strip shopping centers. The commercial activity along Southeast Delaware Avenue, on the other hand, is primarily composed of highway oriented strip commercial centers and big boxes. The businesses that populate them are mostly national chains such as Wal-Mart, Menards, Radio Shack and McDonald’s. Vacant parcels are present along both streets but the ones available along South Ankeny Boulevard are much larger in area than those along Southeast Delaware Avenue.

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Land Use - Commercial


S Ankeny Boulevard Businesses SE Delaware Avenue Businesses

SE Magazine Road

SE Oralabor Road

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Commercial Land Use

Currently, most of the inner portions of the square mile project area are devoted to industrial uses. The SE Ankeny Center subarea began as industrial land, so much of the building stock has been around for a fair amount of time. The businesses that occupy them are mainly factories or distribution centers with a few smaller scale businesses such as a cold storage center and an auto body repair shop along SE Cortina Drive in the northwest. Despite the area’s age, several parcels remain vacant.

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Land Use - Industrial


SE Magazine Road

SE Oralabor Road

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Industrial Businesses Industrial Land Use

There are Many open spaces and Vacant lots in the SE Ankeny Center Subarea. Many of the vacant lots are zoned M1, which is Light Industrial uses, and C2, which is general retail, highway-oriented and central business commercial district. There are over eighty acres available for development within the site, many of which are located along major roadways. These available parcels provide excellent opportunities for new development.

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Land Use - Open Space


SE Magazine Road

SE Oralabor Road

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Vacant Parcels

Parks - There is one park located in the Autumn Ridge Neighborhood. It consists of a playground, basketball court, and an open area.

Natural Features - natural features in this development include a forested area with significant vegetation. This is an 18-acre site with potential for development and is currently zoned C2 (General retail, highway-oriented and central business commercial district).

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Land Use - Parks and Natural Features


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Forested AreaAutumn Ridge Park

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Forested Area

Park

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Parks and Natural Areas

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Stormwater


Current storm water issue areas

Oralabor Road By the Manufactured Homes

SYSCO Property Manufactured Homes Area

Effective stormwater management is an integral part of any subarea plan and requires a significant amount of attention. After several visits to the site it is clear that the storm water system in the area is largely inadequate and requires revisions.

Much of the stormwater that currently enters the area of study ends up in Saylor Creek, which in turn, empties into the Des Moines River. Saylor Creek has many tributaries that have been historic points where stormwater is dispensed throughout the city.

The site currently lacks much of what is necessary to effectively manage and treat runoff from stormwater and other sources. There is need for a comprehensive treatment plan for this areas storm water. Currently, much of the water and debris/contaminates are left untreated and in turn creates unplanned build-up and ponding in several different areas throughout the study area.

The City of Ankeny’s comprehensive plan outlines several different goals for successful development and redevelopment of infrastructure throughout the community. It is clear that much of the current conditions do not meet the criteria listed in the outline of this plan. One of the goals specifically outlined encourages development to “limit storm water discharge from properties while ensuring cleanliness of the discharged water.”

Much of Ankeny’s existing infrastructure is in excellent condition, as shown in the water and sanitary sewer subsections of this plan. However, the Storm Water management in the area is inadequate in several areas but creates great opportunities for the integration of innovative storm water management practices.

Incomplete Sidewalks

Cortina Road - Industrial Road

Traffic along SE Delaware Avenue

SE Shurfine Drive

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Transportation


There are highly congested arterials on S Ankeny Boulevard, SE Oralabor Road, and SE Delaware Avenue and future potential for congestion on SE Magazine Road with implementation of the proposed high school.

Incomplete and damaged roads and sidewalks throughout the area hinder traffic flow.

The mix of manufacturing and warehouse land use with two residential neighborhoods forces large semi-trailers and family vehicles to share the same roads.

Proposed development of Prairie Trail west of S Ankeny Boulevard and big box development to the east of SE Delaware Avenue encourages east-west travel throughout the area. SE Shurfine Drive serves as the only major east-west connector through the area.

A rarely utilized rail line running through the center of the area prevents more efficient east-west connectivity through the area.

Incomplete regional trail on several sides of the area discourages alternative modes of transportation and fails to utilize recreational opportunities.

Currently, DART (Des Moines Area Regional Transit Authority) has an express route to and from Ankeny that proceeds along SE Delaware Avenue, SE Oralabor Road, and S Ankeny Boulevard for commuting to and from downtown Des Moines.

Many of the businesses within the area and along S Ankeny Boulevard and SE Oralabor Road have many direct access points that can increase congestion and decrease travel safety along these roads.

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Urban Design


The urban design and streetscape elements in the SE Ankeny Center subarea focus primarily on the three main corridors including S Ankeny Boulevard, SE Delaware Avenue, and SE oralabor Road. The existing conditions along these corridors lack landscape Designs, proper signage, good pedestrian connectivity, and effective buffers between differing land uses. The conditions along each corridor are as follows:

» S Ankeny Boulevard lacks pedestrian activity and aesthetic value. This corridor has no sidewalks along the east side of the road or landscaping along either side making it one of least utilized corridors in the subarea. There are ditches along each side of the road which are hazardous to both pedestrians and motorists.

» Se Delaware avenue is a heavily traveled corridor due to the extreme volume of commercial stores within this area. The streetscape design of this corridor is challenging to alter due to the volume of commercial signs and buildings and the large electrical poles along the east side of the corridor. The buildings along this corridor are fairly new and conform with the standards of Ankeny’s zoning ordinance. The corridor lacks good signage and landscaping especially along the east side of the road. SE Delaware Avenue has fairly well-connected sidewalk system but is poorly lit.

» SE Oralabor Road contains a series of disconnected, narrow sidewalks and little to no landscaping design. Along this corridor lies one of the entrances into the manufactured home park. The manufactured homes are clustered together and lack space for pedestrian connectivity and landscaping. The lighting along the manufactured homes area is inconsistent.

S Ankeny Boulevard

Underutilized and hazardous ditches along the roadway

Complete lack of streetscape design

Shared-use path along SE Delaware Avenue

SE Delaware Avenue

Heavy traffic and cluttered streetscape design

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There is also a medium-density residential area located on the northern edge of the corridor. This corridor will continue to serve this same use in the future, therefore, the focus of economic development will not concern itself with this area.

It is in the interest of the city to focus its development plans primarily along S Ankeny Boulevard. Many of the businesses that are currently located along S Ankeny Boulevard will not promote the redevelopment of this corridor.

The SE Ankeny Center subarea will experience a positive impact from the proposed Prairie Trail Development which lies to the west of S ankeny boulevard. Currently, the border of prairie trail is located along S Ankeny Boulevard. This major roadway disconnects the subarea from the Prairie Trail Development. It would be in the community’s interest to create a link between these two distinct areas.

The square mile of development located in the southwest quadrant of Ankeny is one of the most diverse in the city. This area contains residential, industrial, and commercial uses. A main commercial corridor exists along SE Delaware Avenue and includes several big box retail and fast food restaurants.

Existing Businesses within the subarea

Land Use

» Encourage mixed-use development along S Ankeny Boulevard that is cohesive with the proposed Prairie Trail development» Rezone areas along SE Oralabor Road to address the future growth and commercial needs of Ankeny» Create an area where community members and DMACC students can live, shop, and play» Present multiple alternatives for the development along the corner of S Ankeny Boulevard and SE Oralabor Road » Incorporate mixed-use development along the SE Magazine Road corridor to transition between the housing and commercial nodes


» Foster development along the S Ankeny Boulevard Corridor» integrate mixed-use development along S Ankeny Boulevard Over the course of the next twenty years» Generate local and regional business growth in this area» Identify potential funding sources for infrastructure improvements» Connect the SE Ankeny Center subarea to Prairie trail

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Land Use & Economic Development

Goals 16 Ankeny, Iowa

Transportation

» Assure that the transportation system is adequate for future demands» Address and solve existing and emerging circulation problems» Use the transportation network to support desirable development patterns» Allow for pedestrian mobility» Develop a transportation system that considers streets as important features within the public environment» Utilize all available transportation modes» Ensure the safest routes possible for all modes of non- automobile travel» Manage access points to create better accessibility within the site

Infrastructure

» Improve existing stormwater drainage along the railroad corridor » Create solutions to manage runoff from stormwater on the node located at SE Oralabor Road, immediately east of the manufactured home park and extending to the railroad tracks» Improve stormwater drainage conditions northwest of the manufactured home park» Solve stormwater collection issues on the SYSCO property near the railroad tracks» Resolve stormwater and runoff issues along SE Oralabor Road » Address ditch conditions along S Ankeny Boulevard and SE Oralabor Road» Integrate innovative stormwater management techniques, including bioswales, rain gardens, etc.

Important to create pedestrian accessibility in high traffic areas

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Infrastructure & Transportation


Innovative stormwater management techniques

Streetscape and Urban Design

» Create a sense of place within the subarea» Create a comprehensive set of design guidelines which encourage and guide future development and redevelopment » Improve aesthetics and pedestrian/motorist experience along the S Ankeny Boulevard Corridor through streetscape design» Redevelop SE Delaware Avenue Corridor to create a human-scaled environment that promotes pedestrian activity» Generate a series of streetscape designs and identify areas for implementation» Address future goals and specific areas for improvement using the following physical elements:

» Buffers » Crosswalks » Sidewalks » Medians » Screening » Lighting » Signage » Streetscapes » Building materials

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Urban Design


Mixed-use Buildings

Neighborhood Design

Streetscape Design Signage Crosswalks

Medians

Land use and zoning are two important components

of planning that are closely linked to one another

throughout the planning process. Land use

planning determines the scientific, aesthetic, and

orderly disposition of land, resources, facilities,

and services with a view to securing the physical,

economic and social efficiency, health, and well-

being of urban and rural communities. Zoning is the

practice of designating permitted uses of land based

on mapped zones which separate one set of land

uses from another. The SE Ankeny Center subarea

plan is intended to guide future development and

redevelopment within the area as well as create

a plan that fits cohesively in the City of Ankeny’s

existing land use and zoning scheme. A Land Use

Map shows what and where different uses are

located within the development and guides future

development and redevelopment. The Zoning Map

guides what land uses are allowed by regulating

use in specific areas. there are several land use

categories that have been designed specifically for

this plan and will be discussed further in the land

use and zoning section.

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» Industrial: Intended to accommodate light manufacturing, warehousing, wholesale storage, and distribution centers as well as office parks and other less intensive industrial uses

» Commercial: Intended to accommodate large-scale commercial development targeted in designated areas along major arterials with highway access; allows for development of smaller-scale commercial establishments to accommodate for the smaller businesses

» High-Density Residential: Allows for single-family homes, town homes, duplexes, and apartments up to 29 units per acre

» Medium-Density Residential: Allows for single-family homes, town homes, duplexes and apartments up to 17 units per acre

» Low-Density Residential: reserved for single-family detached residential development up to 6 units per acre

» Mixed-Use Development: Intended to accommodate a mix of community-scale retail, service and residential uses to meet the needs of the area; designed to enhance pedestrian environment and encourage walkability of the site.

» Mixed-Use Neighborhood: Intended to accommodate a mix of neighborhood-scale retail, service, and residential uses

» Open Space/Buffer: land that is protected from development, including areas within and surrounding creeks, streams, and slopes

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Definitions 20 Ankeny, Iowa

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Current Zoning

Overview 21 Ankeny, Iowa

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S Ankeny Boulevard Currently, S Ankeny Boulevard is zoned c-2 and serves commercial interests. However, uses along this corridor include residential, commercial, storage, rentals, and two empty parcels. In order to take advantage of the potential of this major corridor, it is in the city’s best interest to redevelop this area. Several businesses currently located along this corridor will be relocated in order to create an area which utilizes this land to the fullest extent. With this transition into mixed-use and commercial, land values will increase and underutilized properties will redevelop. Parcels 2,3, and 4 could also be utilized in a similar manner to create a connection between the residential and commercial areas.

SE Delaware AvenueSE Delaware Avenue serves as one of Ankeny’s major corridors and is already developed in a manner that serves the city well. This area along SE Delaware Avenue includes much of Ankeny’s big box retail and highway-oriented commercial businesses. Since parcel 15 is surrounded by this type of development, this parcel would be best served with a fast food restaurant or a similar use.

SE Oralabor RoadThis diverse corridor includes industrial, commercial, and residential uses. With the proposed zoning change for parcels 13 and 14 from M-1 to C-2 these parcels will develop best as a highway-oriented commercial use. .

SE Magazine RoadThe western portion of SE Magazine Road offers opportunity for economic growth. Although this land is currently owned and operated, the area serves as a premier location for new development. This corner can be utilized as a service-oriented area that serves both local residents and highway traffic. The eastern portion of SE Magazine Road is made up of low density residential neighborhoods that will remain the same.

The SE Ankeny Subarea contains several parcels that present an opportunity for new development and redevelopment. The map below identifies several of these areas which could be developed or redeveloped in order to maximize the utilization of land. The following gives a brief overview of the existing development and ideas for new development that have been identified along each of the major corridors.

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SE Magazine Road

SE Oralabor Road

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Parcels of Interest

Although all of these parcel (except parcels 10, 11, and 12) are open, we have focused development and redevelopment plans on only several of these parcels. Parcel 1 is of great interest due to its premier location and current state as completely undeveloped land. Parcel 9 is also of great interest due to its location directly across the street from DMACC. Parcels 10, 11, and 12 are currently under ownership, but would provide a great area for new development. The other parcels along S Ankney Boulevard (7,8,and 9) would also be included in the total redevelopment of this entire corridor.

Table 2.1 below displays the value of open parcels. It includes the zoning classification as well as acreage and square footage. The comments section explains possible challenges which include such issues as abandoned buildings and overflow from adjacent lots. The prices listed are the assessed values and not the actual sale prices.

Parcel # Owner Zoning Acreage Square Footage Land ValueBuilding

ValueTotal Value Comments

1 Glumac C-2 6.13 267,009 $267,000 0 $267,000 Buildings on site

2 Cortina Land CO LC M-1 1.16 50,529 $101,100 0 $101,100

3 Verner C-2, R-5, M-1 10.07 438,649 $7,390 0 $7,390 Road on northern fringe

4 Trilein Plaza LLC M-1 2.29 99,752 $224,400 0 $224,400

5 Trilein Plaza LLC M-1 2 87,120 $196,000 0 $196,000

6 JM Development LLC M-1 1.72 75,010 $150,000 0 $150,000 Adjacent lot impedes

7 Rresson Estate Holdings LLC C-2 6.17 268,595 $367,000 0 $367,000 Outlot for Twin Oaks Business Park

8 Investors Development LLC C-2 1.7 74,050 $288,800 0 $288,800

9 Snyder C-2 1.39 60,604 $169,700 0 $169,700

10 Ferrari C-2, R-5 18.18 791,920 $8,630 $99,600 $108,230 Aquatic center, lots of trees

11 Ferrari C-2 12.31 536,223 $10,600 $95,500 $106,100 New Development

12 Miller C-2 3.99 173,804 $3,410 0 $3,410 New Development

13 Big H Realty LC M-1 3.86 168,224 $252,300 0 $252,300 Sold with lot 14

14 Big H Realty LC M-1 8.97 390,526 $874,800 0 $874,800 Adjacent lot impedes

15 National Properties Corp. C-2 1.35 58,588 $639,900 0 $639,900 Already has connecting road

Table 2.1Parcels for development

Source: Polk County Assessor

Parcels of Interest

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Open Parcels


Numerous development opportunities exist along the S Ankeny Boulevard Corridor. The area was originally developed as a manufacturing zone with a few low-density residential areas. Due to the growth in Ankeny, development opportunities along the S Ankeny boulevard corridor now exist. Development along this corridor should serve as a transition between the prairie trail development and rest of the SE Ankeny Center subarea.

Nodes

Along this corridor, there are three potential redevelopment sites:

» The northern-most site is located at the corner of SE Magazine road and S Ankeny Boulevard. This intersection is presently underutilized but should be redeveloped as a serivce-oriented mixed-use node.

» The middle site is located across from the DMACC campus. This particular node should promote mixed-uses and business that will attarct and serve DMACC students. It should bridge the transition betweeen prairie trail and the existing development.

» The Southern node, located at the corner of S Ankeny boulevard and SE Oralabor road, is also underutilized. This area serves as a great development opportunity for the area and could be utilized several different ways. This area presents a good opportunity for a mix of housing and commercial uses.

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Development Opportunities

Future Land Use 24 Ankeny, Iowa

Potential redevelopment nodes

Service-Oriented Business Node

DMACC Gateway Node

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These Scenarios are discussed in further detail on the following pages.

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S Ankeny Boulevard & SE Magazine Road


The corner of SE Magazine Road and S Ankeny Boulevard has been identified as a key commercial node because of its high level of vehicular traffic and its proximity to the proposed prairie trail development.

Land Use Recommendation

» Create a development that is attractive to both pedestrians and motorists and does not conflict with other commercial development in the proposed Prairie Trail town center

» Create a mixed-use environment that emphasizes services, entertainment, and Restaurants that cater to both residents and visitors. Potential Businesses include:

» Coffee Shop » restaurant » Dessert Shop » Hobby Store » Drugstore » Cellular Carriers » Video game/electronics boutique

Zoning Recommendation

» Maintain current C-2 Zoning

Design Concept for Service-oriented Business Node

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Mixed-Use Buildings

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» A variety of mixed-use businesses should be developed along the S Ankeny boulevard corridor. This development should be dense to encourage pedestrian uses, but should also accommodate automobiles. Potential businesses include:

» Banks » Fast Food » Gas/Convenience stores » Small strip development » Small office use


» Maintain Current C-2 zoning

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S Ankeny Boulevard Corridor


Redevelopment area along S Ankeny Boulevard

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SE Shurfine Drive

SE Magazine Road

Considering the large amount of traffic along S Ankeny boulevard, the corridor is currently being underutilized. This area should act as a continuation of the proposed mixed-use development on the corner of SE Magazine Road and S Ankeny Boulevard. This area should focus on attracting traffic from S Ankeny Boulevard. This area should also incorporate urban design elements that act as a transition between the prairie trail development and the existing development.


» Two or three story neo-traditional buildings that include commercial and residential uses » Develop a Student-oriented Node shoule be created along SE Lorenz Drive to serve the DMACC campus. this development should include mixed-uses. Possible businesses include:

» Postal Services » Printing Services » Cafe’s and Coffee Shops » Restaurants and Bars » Tanning and Hair Salons

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DMACC Gateway Node


neo-traditional Mixed-use development

The DMACC Node is situated at the corner of SE Lorenz Drive and S Ankeny Boulevard

The Des Moines Area Community College Ankeny Campus is a valuable community resource. Currently, the students’ off-campus needs are underserviced within this area. The intersection of SE Lorenz Drive and S Ankeny Boulevard acts of one of two main entrances into the college. This intersection serves as a great opportunity to create a mixed-use development oriented towards students.

Community Convenience/Grocery Anchor

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S Ankeny Boulevard & SE Oralabor Road



» Create a mixed-use area that acts as a link between Prairie Trail and SE Delaware Avenue. This undeveloped land should be utilized to the fullest in order to take advantage of its premier location along two of the City’s busiest corridors.

» Potential Development Opportunities:

» Mixed-Use » High-density residential » Medium-density residential » Highway-Oriented Commercial » Park » Flex Space » Community Convenience/Grocery Store


» Maintain current c-2 zoning

Mixed-Use DevelopmentThe corner of S Ankeny Boulevard and SE Oralabor Road provides a unique opportunity for a new development. This large area of mostly undeveloped land provides a blank palet for new development to occur. It would be best to develop this as a mixed-use area to act as a continuation from the proposed mixed-uses along S Ankeny Boulevard to the north. However, this area would act to draw more regional business than the other nodes along S Ankeny Boulevard because of its location along SE Oralabor Road. Incorporating different elements into this new development including parks, housing, local and regional businesses would create a thriving area. a park within this area would provide a recreational outlet for area residents and would eliminate the need to remove many existing trees. Locating a large grocery store within this development could provide area residents with a greater choice of shopping destinations and act as an anchor for this development. The follwing page displays four possible scenarios for this proposed development.

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S Ankeny Boulevard & SE Oralabor Road


Flex

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Highway-Oriented Commercial

Alternative #1

Highway-Orient-ed Commercial

Park

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High-Density Residential

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Medium-Density Residential

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Alternative #3

SE Oralabor Road

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The following graphics display several alternatives for future development within the undeveloped parcels situated on the corner of S Ankeny Boulevard and SE Oralabor Road. Each alternative presents a scenario that will act to serve local residents as well as regional travelers. Creating a multifaceted area will help to make a successful development which draws both local and regional business to the area. Each alternative presents new roads within the area as well as general land uses. Most of the scenarios present some type of Highway-oriented commercial business along the frontage of the major corridors in order to take full advantage of the heavy traffic that travels along these roads daily. Different types of housing are also presented, but are placed in an area where heavy traffic would not disturb residents. Because of the size of this area, incorporating park land into this development is a necessary. However, this park area could be uniquely designed and therefore used to encourage more pedestrian activity within the area. Each of these scenarios also includes proposed streets that would provide the maximum accessibility for the area.

In order to attract businesses that are compatible with the proposed Prairie Trail project, it is important to make use of mixed-use development. Mixed-use development creates a unique area where people can live and play, encourages increased pedestrian activity, and works to bridge the gap between commercial and residential land uses. The areas along S Ankeny Boulevard previously discussed are prime locations for the implementation of a mixed-use development for several reasons:

There will be various rent pricing for the commercial and residential space. The price for these establishments will vary based on the design, location, and use of the building .

The price of rent for commercial and residential spaces will vary depending on the amount of motorist and pedestrian activity throughout the area. parcels having more exposure to the main corridors will be priced higher than those set back from these main areas. Since the average rent in Ankeny falls between $14 and $18 per square foot, rent for these mixed-use buildings is assumed to be set at the following prices:

» $18 per square foot on corner parcels, such as parcel #1 » $16 per square foot along the remaining areas along S Ankeny Boulevard » $14 per square foot for areas not set along a major corridor

Mixed-use Development

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Overview

Mixed-Use Development 30 Ankeny, Iowa

» Many of these parcels are currently open land ready for new development » Locating these developments along a busy corridor such as S Ankeny Boulevard works to draw in local and regional business » These mixed-use area would be adjacent to several residential areas within the Proposed Prairie Trail development » Making these areas mixed-use conforms to the City of Ankeny’s Comprehensive plan regarding future development within this area

Mixed-use development is intended to maximize use of space by incorporating the following characteristics:

» Three floors (business on 1st floor and apartments on the 2nd and 3rd floor) » Businesses will preferably be locally or regionally owned (no national chain stores) » Apartments will include: studios, one bedroom, and two bedrooms

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Infrastructure is the foundation on which every city in America is built upon. Without effective infrastructure

systems, development and redevelopment of an area is not possible. Successful Infrastructure planning is one of the

most fundamental aspects of public planning policy.

When analyzing the conditions of infrastructure in the Ankeny subarea it was important to conduct a detailed

study of the Ankeny water supply systems, and the sanitary sewer system, to determine whether improvements were

necessary to support any development or redevelopment.

Stormwater management is another key part of infrastructure that is important to analyze when considering

a plan. Having an effective storm water management plan that is economically, environmentally, and

developmentally friendly is very imperative.

In the infrastructure section of this plan, all three of these important issues pertaining to the SE Ankeny Center

subarea plan are analyzed in detail.

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Water Mains 32 Ankeny, Iowa

In addition, according to the city of Ankeny’s comprehensive plan, a growth scenario pertaining to water mains, includes a new section of 12 inch water mains to be constructed along S Ankeny Boulevard near the prairie trail development site.

The entire Ankeny water distribution system appears to be in good shape for current and future conditions. Therefore, the area in question should be able to sustain any new construction or redevelopment within the area without having to add or change any of the existing infrastructure.

Ankeny currently purchases all of its domestic water from Des Moines Water Works (DMWW). The source water is treated by two facilities that connect to the DMWW. Both of these facilities are in fully-functional physical and operating condition, and both operate well according to the 2002 facility plan.

Ankeny also uses a storage aquifer to offset high and low demand periods for water. During low demand periods, water is stored in an Aquifer Storage Recovery system (ASR), and in high periods of demand the water is pumped back into the system. Ankeny’s entire water distribution system consists of 158 miles of mains ranging between 4 and 24 inch mains. The system is generally in good condition and Adequately sized. The backbone of the Ankeny water distribution system is the 12-inch mains constructed in one mile grids. This water distribution system is believed to be satisfactory for current and future growth projections in the study area. Connectivity to possible proposed development should not be an Issue.

Water Mains

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Sanitary Sewers 33 Ankeny, Iowa

The current sanitary sewer system status is derived from the 1995 facility plan. The 1995 facility plan provides for long range planning systems pertaining to the sanitary sewer system in Ankeny. The main sanitary sewer policies for the city are:

» Provide sanitary sewer service only to areas located within the corporate limits » Areas outside the corporate limits were evaluated as part of the long term planning strategy » If areas are located within the corporate limits of the City of Ankeny, and within the planning boundaries, sewer service will be provided by the city

Sanitary sewer service availability is a major factor in determining what area is feasible for development. The sanitary sewer system throughout the proposed redevelopment site is in adequate condition. The site should be able to sustain any redevelopment or new development without having to make any significant changes to the existing sanitary sewer system.

It is imperative that during redevelopment of the study area that special attention is given to management practices that do not damage or alter the current state of sanitary sewer systems in the area.

Recommendation

Proceed with redevelopment plans without any significant changes to the sanitary sewer system.

Sanitary sewer system

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Stormwater 34 Ankeny, Iowa

FOCUS AREAS

After several visits to the site, it became apparent that there were several areas throughout the site that needed attention to achieve the proposed policies previously listed.

There were 5 areas in the most dramatic need of improvement. These areas are labeled as: 1. E manufactured home park 2. NW manufactured Home Park 3. RR corridor 4. SE Oralabor Road 5. SYSCO property

The stormwater Focus Areas map illustrates the approximate locations of each of these areas. Each of the focus areas have very similar issues and problems.

Correction of these stormwater management failures will require adhering to the policy recommendations given. Integration and successful connections between each of the focus areas will also be paramount in successful implementation.

SE Magazine Road

SE Oralabor Road

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Stormwater Focus Areas

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Goals


» Improve the existing stormwater drainage issues along the railroad corridor throughout the entire study area

The current stormwater system along the entire stretch of rail road tracks throughout the study area is largely non-existent and requires significant improvement. Incorporating other means of storage and treatment, as listed earlier are necessary. Many of the areas along the tracks are very suitable for different types of natural solutions like rain gardens and bioswales. This feature would also improve upon the appeal of any possible pedestrian or bicycle trails that may exist in the future.

» Create solutions to successfully manage runoff from stormwater on the node located at SE Oralabor Road, immediately to the east of the manufactured home park up to the railroad tracks

This portion of the study area requires a large amount of attention. Currently the site serves as a retention pond for a large portion of the manufactured home park directly adjacent to the west. It also contains stormwater from the opposite side of SE Oralabor Road through a network of culverts and ditches. While this area is a feasible place for infiltration and retention of stormwater, it currently lacks any features that promote a healthy means of infiltration into the ground. The node is a prime location for a water feature that could not only serve as a retention pond, but also an amenity that would serve the public and bring in various types of wildlife.

Railroad tracks running through the subarea

Stormwater collection behind the manufactured homes

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Goals


» Improve stormwater drainage conditions northwest of the manufactured home park

Like the area in goal number two, this area serves as a large retention pond for the northern portion of the manufactured housing park. However, this area lacks the necessary attributes to make it a viable retention pond. This site also lacks the necessary infiltration systems to adequately infiltrate the water build-up and, as a result, may experience flooding. The lack of grading and highly impermeable soil promotes a situation in which water becomes stagnant and a public health concern for area residents.

With the correct implementation, this site could include an effective stormwater retention and filtration pond. Grading issues need to be solved to control where water build-up occurs, and a flood control plan needs to be created to prevent flooding from large storms or seasonal snow melts.

» Solve stormwater collection issues on the SYSCO property near the rail road tracks

The SYSCO property is also an area where successful stormwater management techniques could greatly enhance the landscape. Currently, most of the open spaces within properties are not landscaped; they are mostly turf. Shurfine Drive, which crosses the railroad tracks at this location, is a heavily travelled road making this location is a prime area for the installation of a rain garden.

A rain garden in this location would improve the property’s aesthetics and would serve as an efficient means of stormwater management. Currently, this portion of the industrial park lacks landscaping. This is an excellent opportunity to address this issue while simultaneously managing stormwater in a responsible manner.

Manufactured Homes Area

SYSCO Property

» Resolve storm water and runoff issues along the entire Oralabor corridor. More specifically, improve conditions in the ditches

The Oralabor Road corridor presents a significant challenge in planning for storm water management systems. Much of the current development took place with little concern for the management of runoff and other storm water sources. Currently the corridor contains a network of culverts that drain water into the ditch on the north side of the road at many points, most notably the area in front of the manufactured home park. Again, this corridor represents a very promising location for landscaping that would provide an identity for the neighborhood. A system of interlinking rain gardens and bioswales complete with native plants would greatly improve the water quality in the area as well as vastly improve infiltration. All of these improvements should correspond with the policy recommendations listed in this section as well as the implementation plan.

Run-off issues along SE Oralabor Road

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Goals


Bioswales are stormwater runoff conveyance systems that help to infiltrate water into the ground during small or large rain storms. Bioswales not only help control stormwater runoff, they also help improve water quality. Bioswales incorporate landscaping element and enhance the region. Bioswales can also act as buffers between such as a sidewalk and a parking lot. They can be located in medians between parking lots as well.

Most bioswales incorporate Native plants. Thicker grasses in the bioswale result in higher infiltration rates. The cost of a bioswale varies depending on its size and the plants that are utilized. If maintained well, they can potentially last for a long time. To learn more about the plants that can be used in Bioswales, refer to the plant palette located in the appendix.

The corridors along SE Oralabor Road, S Ankeny Boulevard, and SE Delaware Avenue could incorporate Bioswales between the sidewalks and the landscape buffers. This will not only help stormwater run-off but will help incorporate more landscape features into the subarea. Bioswales add to the aesthetic value of an area without incorporating concrete structures and are environmentally friendly.

Bioswales along a sidewalkLandscaping strip bioswaleBioswales in a parking lot

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Bioswales


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Bioswales


Possible Bioswale locations

» SE Delaware Avenue : Along the east side of SE Delaware Avenue» SE Oralabor Road : Along both sides of the road» SE Magazine Road : In areas where there is an elevation difference along the roadsides» S Ankeny Boulevard: Along both sides of the road» railroad tracks: Along each side

Suitable Bioswales Plants Concept Bioswale

Liatris Spicata Iris Virginica

Solidago Riddell Verbena Hastata

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Policy Recommendations


» Use of enhanced design principles

» Sites should preserve natural drainage patterns and treatment

systems

» Stormwater runoff quality

» Capturing and treating the first 1.5” of rainfall

» Selecting appropriate controls

» Treating runoff from “hot spot” land uses

» Groundwater Recharge

» Install measures to promote groundwater recharge

» Construction erosion and sediment control

» Stormwater Management System Operation and Maintenance

» Stormwater management site plan

» narrative document citing all issues listed

Source: The Prairie Trail Design Standards and Master Plan, SUDAS

One proposal for solving stormwater issues was discussed in the recently approved prairie trail development plan. This

proposal is comprehensive and provides stormwater solutions that could be utilized for this subarea plan. This proposal

includes meeting the criteria set forth in a proposed Stormwater Management Performance Standards guide to be

incorporated into the Statewide Urban Design Standards and Specifications (SUDAS). The proposal sets forth 11 goals that

development and redevelopment must adhere to. Listed below are the goals that specifically pertain to this subarea:

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Policy Recommendations


Also included in the Prairie Trail development proposal was the concept of

a ‘treatment train’ approach to stormwater management, establishing an

interlinking system of controls that stormwater runoff must pass through

before leaving the area. This increases site retention time, helps remove

suspended pollutants, and reduces stormwater runoff volume.”

In this plan we have strived to achieve all of these goals through the use of

several different tools and designs for storm water management.

Other redevelopment plans around the city and state have set the framework

for smart, systematic control of stormwater. In the plan for the study area,

we have adapted these other plans for implementation.

1) Limit the amount of traditional pipe collection systems, and rely as

much as possible on management and storage of stormwater on the site

through the implementation of rain gardens, bioswales, and other

storage facilities.

2) Treatment of the majority of the sites stormwater should be handled

privately, which will require maintenance of such facilities by land

owners. This allows for a realistic way to manage the facilities.

3) Provide for 100-year flood detention.

4) Make every attempt possible to use natural means to filter and treat the

areas stormwater, thus improving water quality as a whole. This will

require a thorough soil analysis which will determine the natural

vegetation suitable for specific locations in the area.

5) Provide for more cost effective means of management than the

traditional pipe system.

Rain Garden

Source: The Prairie Trail Design Standards and Master Plan, SUDAS.

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Goals & Objectives


Assure that the transportation system is adequate to meet future demands 1. » Adjust S Ankeny Boulevard connections to align with proposed Prairie Trail development » Use Projected Daily traffic data to find potential places of congestion and failures in transportation system

Address and solve existing and emerging circulation problems 2. » Use average and projected daily traffic data to improve the potential places of congestion and other unsafe transportation areas

Use the transportation network to support desirable patterns of community 3. development » Provide sufficient entrance and exit points to the area while limiting unnecessary access points

Provide mobility for people who are not using an automobile 4. » create shared-use paths to promote walking and bicycling

Develop a transportation system that respects streets as important features 5. within the public environment » remember that the streets are the primary mode of transportation within and around the site

6. Ensure the safest routes possible for all modes of non-Automobile travel » Explore and decide what methods of transportation would best be suited for safe travel in different sections of the area

7. Limit the number of access points to increase capacity and safety of the roads within the area » As per goal number 3, limit access points to local streets and avoid, if possible, local business and residential access along major collectors and arterials

Encourage Pedestrian Activity

Address Traffic Control Issues

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Current Conditions

Traffic Conditions 43 Ankeny, Iowa

The current traffic counts along Ankeny’s four main arterial roads surrounding the area vary greatly. SE Oralabor Road is by far the busiest Arterial with more than 20,000 vehicles traveling on the Road Daily. on average S Ankeny Boulevard and SE Delaware Avenue both see about 18,000 vehicles per day. SE Magazine Road, the site’s northern border and major collector for Ankeny, is the least traveled of the major roadways with only about 4,500 vehicles per day.

While all of these roads are designed to handle large amounts of traffic, the Des Moines Area Metropolitan Organization states that all streets must be at a Level of Services (LOS) rating of D or higher. Currently, all of the streets within our site meet this requirement. S Ankeny Boulevard, SE Magazine Road, and SE Delaware Avenue all have LOS ratings of A or B. HOwever, Se Oralabor Road Meets the minimum requirement with a current status at LOS D. Unfortunately, the southeast intersection with the site has A LOS F, and does not meet minimum requirements.

In regards to roads located within the subarea, only SE Shurfine Drive is recorded and has an average traffic count of about 3,000 vehicles per day. All roads within the site have an LOS A rating.

Average Daily Traffic

Level of Service

12,345

Above 25,000 ADT

20,000 -25,000 ADT

10,000 -20,000 ADT

5,000 -10,000 ADT

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Existing Average Daily Traffic

LOS A/B

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Current Conditions


Information based on The Ankeny Comprehensive Development Plan

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Road Classification and Intersection Traffic

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Predicted Conditions


Because of Ankeny’s rapidly growing size and continual development along the city’s southeast quadrant, the traffic in the area is projected to at least double in capacity on all four major roads. This increase in traffic be a challenging because although Se Magazine Road and SE Delaware Avenue will remain above the Des Moines Area Metropolitan Organization’s LOS D acceptance level, Se Oralabor Road and S Ankeny Boulevard will obtain undesirable measures of LOS F and E, respectively.

Because the projected traffic counts on SE Oralabor Road look to exceed 49,000 vehicles per day, Se Oralabor Road may have to expand from four to six lanes of traffic. These three eastbound lanes and three westbound lanes running from SE Delaware Avenue to State Street should be separated by a median. These projected traffic counts along SE Oralabor Road are similar to traffic counts along Interstate 35 which currently experiences over 50,000 vehicles per day and provides six lanes for traffic. These proposed lanes should be considered in the comparison to Martin Luther King Jr. Parkway in Des Moines which is six lanes wide but only sees 25,000 vehicles per day. With such an increase in traffic along SE Oralabor Road in the coming years, extra lanes for traffic will become necessary.

S Ankeny Boulevard is another potential area of future traffic congestion. The proposed traffic counts estimate that this arterial road see about 35,000 vehicles per day, putting this roadway at or very near capacity. With the implementation of the proposed Prairie Trail development and the addition of at least one new intersection along this road, S Ankeny Boulevard may rise above capacity levels and become a major congestion problem. As a result, better control, improved intersections, and a completed median along S Ankeny Boulevard may be necessary to increase capacity and improve traffic flow.

Proposed Average Daily Traffic

Picture and information obtained from the Ankeny Comprehensive Development Plan

SE Magazine Road

SE Oralabor Road

Proposed Pedestrian BridgeShared-Use path

along SE Delaware Avenue

Intersection of S Ankeny Boulevard and SE Magazine Road

Railroad tracks on SE Magazine Road

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Goals

Future Plans 46 Ankeny, Iowa

Complete sidewalks to create a pedestrian-friendly environment and completed path system

Renovate the intersection of SE Magazine Road and S Ankeny Boulevard to accommodate increasing traffic flows and ease congestion. This includes adding turning lanes on both S Ankeny Boulevard and SE Magazine Road and widening SE Magazine Road to create a 4-lane road to intersect S Ankeny Boulevard

Develop shared-use paths similar to those along SE Delaware Avenue’s existing shared-use path; possibly implement a pedestrian bridge

Maintain the railroad tracks due to their importance to existing business

Eliminate several access points along S Ankeny Boulevard as a result of the new backage road and allow new intersections to control traffic in the area

Create a truck route to accommodate existing and proposed businesses and to create safer and more efficient driving conditions along the main corridors

Propose a series of new roads that will assist in travel throughout the subarea

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Also involved in this plan is the option of building a shared-use pedestrian bridge crossing S Ankeny Boulevard. This bridge would allow pedestrians to safely cross S Ankeny Boulevard in order to reach the new developments which would include both housing and businesses. Although pedestrian bridges are expensive in nature, S Ankeny Boulevard, being a state highway and major connector to Des Moines, is too hazardous to have pedestrians frequently crossing to access these new developments. This pedestrian bridge would assist in creating a better link between the residential communities of the Proposed Prairie Trail development and the proposed commercial developments along S Ankeny Boulevard.

This plan also includes the creation of three new shared-use paths which will connect the proposed Prairie Trail, the proposed Ankeny High School, SE Delaware Avenue, and the proposed southwest development to an already existing regional pathway south of SE Oralabor Road. This will promote the use of non-vehicular travel and create good recreational opportunities for both this area and the proposed Prairie Trail development.

The dotted red lines on the map indicate tentative roads. These roads are proposals for new roads, however, their exact location is to be determined based on outside factors. For example, the dotted line in the Northwest corner is a road to connect with a proposed Prairie Trail road that is not yet built. A backage road will be completed in order to accommodate the proposed developments along S Ankeny Boulevard.

One opportunity in this subarea is to create a new mixed-use development along the S Ankeny Boulevard Corridor. The map below shows the proposed roads, in red, to be either created or connected, to allow proper traffic flow to and from these new developments.

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SE Magazine Road

SE Oralabor Road

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SE Shurfine Drive

Proposed Transportation System

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Access Management


Access Management is critical to a city’s traffic safety. Decreasing the number of access points along a roadway increases the safety and capacity of that roadway. In this subarea, there are several Access points along the arterials that could be removed in order to facilitate increased safety and capacity along these roadways.

Along S Ankeny Boulevard, the creation of a backage road behind the current businesses would allow for the removal of four of the seven access points that currently exist. However, with the proposed Prairie Trail development adding one access point to S Ankeny Boulevard, the number of current access points decreases by three.

Along SE Oralabor Road, there is a possibility of removing one access point. This access point is located in the manufactured Housing development at Windover Drive SE. This access point could be removed if the reminaing access into the manufactured housing development, SE Sunset Drive, were simply connected as shown in the graphic to the right.

there other access points within the area that remain questionable; their removal may be beneficial. several of these points are second entrances to lots and are within 75 feet of the first access point. State Law allows for a minimum distance of 275 feet on Major Arterials, 185 feet on Collectors, and 150 feet on Local Streets between access points. Although the area is an older development, and some exceptions are allowed, it is important to update all developments when possible.

All Information Collected from the Iowa Department of Transportation - Appendix H Iowa Access Management Handbook

Proposed transportation management

SE Magazine Road

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Intersections & Street Improvements


With Prairie Trail, The proposed Ankeny High School, and increased development of the area, the intersection of SE Magazine Road and S Ankeny Boulevard will require expansion and improvements to keep the intersection safe and functional. The additional turn lanes on both streets as well as partial lane expansions will help increase the safety of the proposed high school traffic and the local traffic in the area.

Because of S Ankeny Boulevard’s expected increase in average daily traffic, completing the median between SE Oralabor Road and SE Magazine Road will not only increase the capacity of the street, but also increase safety and provide more manageable access both on and off the street.

Se Oralabor Road is crucial to the future of regional traffic in and around both the site and the City of Anekny. However, current conditions of SE Oralabor Road are insufficient by Metropolitan standards and future projections of traffic will worsen these conditions. With such a large number of projected vehicles per day traveling along this street, expanding SE Oralabor Road from four lanes to Six lanes is a logical solution. Placing a median between the eastbound and westbound lanes will help facilitate safety and access, while placing turn lanes within the median at critical spots will help the overall flow of traffic. With SE Oralabor Road having three eastbound lanes and three westbound lanes through the majority of Ankeny there is strong possibility that SE Oralabor Road will become a major Regional connector.

in order to increase the ease of truck travel and the safety of the roads, each intersection along SE Hulsizer Road may need to be widened to allow for a wider turning radius and prevent trucks from crossing the center line to enter the road.

Six-laned Avenue with shared-use path

Proposed improvements for S Ankeny Boulevard and SE Magazine Road intersection

Proposed High School

Northwest Corner of

Subarea

Prairie Trail

SE Oralabor RoadSidewalks exist between SE Delaware Avenue and SE Hulsizer Road, the first entrance into the manufactured home development. However, no sidewalk exists between SE Hulsizer Road and S Ankeny Boulevard which makes pedestrian travel difficult. In order to accommodate the future Shared-Use paths and increased pedestrian travel along this corridor, the sidewalk should be completed.

SE Delaware AvenueCurrently, there is a pedestrian path that runs along both sides of SE Delaware Avenue. the west side of the street has a complete system running from SE Magazine Road to SE Oralabor Road. The east side of the road has only one break in the sidewalk system along the frontage of the undeveloped area of land. This sidewalk system could encourage more pedestrain acticity by implementing safer cosswalks at the many access points running along each side of SE Delaware Avenue. The residential neighborhood in the northeastern corner of the subarea has a very good system of sidewalks that connect the neighborhoods to one another and to the commercial developments along SE Delaware Avenue.

S Ankeny Boulevard S Ankeny boulevard has a shared-use path on the west side of the road, however, this path ends at the DMACC Boulevard intersection. It is important to complete the shared-use path along this corridor in order to create a pedestrian-friendly environment for the future developments proposed for this area. The proposed mixed-use developments are going to increase the pedestrian activity in the region and creating a connected path throughout the area is important.

Manufactured Home ParkSidewalks cannot be incorporated within the manufactured homes area because of the narrow width of the streets and small setbacks of the homes. However, the possibility of creating sidewalks around the manufactured home park may still allow better connection with the surrounding areas.

SE Oralabor Road

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Issues and Recommendations

Sidewalks 50 Ankeny, Iowa

SE Delaware Avenue

Existing Sidewalks

There are a plethora of discontinuous medians along both SE Delaware Avenue and S Ankeny Boulevard that are aesthetically unpleasing. It is important to develop these Medians utilizing landscaping elements. At the same time, however, the view for motorists cannot be obstructed. Therefore, landscaping must be comprised of smaller plants and shrubs. Larger trees may be used when there are limited T-junctions or four-way crossings without signals. For these intersections, a minimum amount of open space can be placed on the median. This would still maintain the necessary line of sight for drivers turning on to the Main road. The color of these medians is similar to that of the road. Therefore, It is often difficult for drivers to notice these medians, especially in the dark. These issues are a cause for concern to the safety of commuters and pedestrians.

Unlandscaped Medians along S Ankeny boulevard

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Medians 51 Ankeny, Iowa

Median along SE Delaware Avenue

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Urban design elements have the ability to define the character of an area. These elements can often play a large role in the success of an area. Thus, urban design elements are an important part of the subarea plan. Currently, there are very few urban design elements in the SE Ankeny Center subarea. Eight elements of urban design have been selected and are outlined within the following section. These elements include streetscapes, sidewalks, crosswalks, architectural elements, screening, buffers, lighting, and signage. The Goals and design guidelines that accompany each of these elements will serve as a guide throughout the future redevelopment of the subarea. With careful planning in regard to each of these elements, vast improvements in the area’s aesthetics will help create a human-scaled environment with walkability and aesthetic quality.

Streetscapes Architectural Elements Buffers Signage

Crosswalks Screening Lighting Medians

Architectural elements play an important role in the aesthetic value of an area. It is important to keep the design elements similar in all of the architecture in the area. To keep design from becoming monotonous, it is important that new and unique designs are incorporated into the area. It is also important to determine if the buildings are set within the correct setbacks and limits.

Goals

» Require setbacks established by the Ankeny zoning ordinance to maintain order in building design» create corridors that have similar features without giving a monotonous characteristic to the area» create an inviting environment to attract increased economic development within the area» Convert the big-box atmosphere of Delaware Avenue into a pedestrian-friendly and aesthetically-pleasing environment

Design Guidelines

» For commercial buildings, elements such as building height, setback from the street, materials, and structure must be kept within the required limits» Building Height should not exceed forty-five feet, i.e. three stories high» Setbacks : Front yard – Thirty five feet Side yards - Twenty five feet Rear yard - Forty feet ( Any of the sides or front yard adjacent to a residential zone shall be buffered by landscape)» Signage: refer to zoning ordinance 17.33.030» Building Material: The building materials for the sub-area should be chosen in a way that compliment the surrounding urban structure. Materials like brick, concrete, glass and steel can be utilized. Other materials that are recommended are locally available materials, environment friendly recycled materials, or materials of a sustainable nature. Awnings and canopies made of canvas or acrylic material are highly recommended along the front façade of commercial buildings. The awnings should be placed at the height of the glass windows on the main façade. They shall not be placed at a height that could cause harm to the pedestrians» windows of buildings along a corridor should have similar heights to maintain continuity

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Commercial and Residential Buildings

Architectural Elements 53 Ankeny, Iowa

Single-Family Residential Area

» Building Materials should be compatible with the surrounding houses » Building Heights should not exceed three stories high » Setbacks: » Front yard - 35 feet » Rear yard – 35 feet » Side yards » 1-1.5 story house : 18 feet; minimum of 8 feet on one side » 2-3 story house: 25 feet; minimum 10 feet on one side

Manufactured Homes

» residential areas should be as cohesive as possible to create neighborhood continuity » The minimum manufactured home space, excluding yard requirements, should be 50 by 80 feet » Setbacks: » Front yard - 50 feet for those abutting a public street » Side and Rear yard – 50 feet for those facing other residential or commercial districts

Brick StoneGlass

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Architectural Elements 54 Ankeny, Iowa

Sidewalks are meant to increase an area’s pedestrian activity. in order to encourage increased use, they need to be well-maintained. Sidewalks increase walkability within an area and encourage the use of other non-automobile transportation modes from one area to another.

Design Guidelines» Sidewalk width is directly proportional to the width of the adjacent road » Determine the volume of pedestrian traffic for the sidewalks before width is determined» Determine those Areas that have to be wide enough to incorporate both pedestrians and bicyclists» Sidewalks must be continuous» Sidewalks should incorporate Aesthetic elements, such as different paving materials and landscaping

Goals» increase Connectivity within the area» bring aesthetic value to the streetscape by incorporating green sidewalks » Widen the existing sidewalks to accommodate more pedestrian activity» Incorporate landscaping elements into the sidewalks to encourage pedestrian activity within the area » Reduce Traffic congestion by promoting walkability in the region» Utilize multifunctional design by integrating storm water infiltration systems into sidewalk design to reduce storm water run-off» Create paths to make public spaces more interactive

Landscaping on both sides of the sidewalk can increase aesthetic quality and

pedestrian comfort

Landscaping Elements

Sidewalks can increase the accessibility of both residential and commercial districts

Conceptual Design

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Sidewalks can be made of many different materials. the most commonly used materials are brick, concrete, Gravel, and Porous aggregate. The porous Materials can be further classified into porous asphalt, porous concrete, single-sized aggregate, porous turfs, and Open-jointed blocks. Out of these, the single -sized aggregate is the cheapest material, but they cannot withstand a great deal of weight. the porous concrete is the strongest of the listed materials, but they have to be installed Carefully in order to be long-lasting. Porous Asphalt is the most commonly used materials on highways. The open-jointed blocks also give the sidewalks an additional architectural appearance due to the way it is set.

Porous Asphalt Open-jointed blocks Dark-colored Concrete slabssingle-sized aggregate

Stones of different colors Bricks in two different colors Light colored concrete blocks Three different kinds of paving

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Materials


Crosswalks provide both safety and connectivity for pedestrians at an intersection. These areas act as an extension of the sidewalk from one side of the street to another. They also create a safe area for pedestrians while signaling increased pedestrian activity to motorists. Crosswalks can be designated by several different means including pavement with different textures or colors.

Design Guidelines» High-traffic area crossing lanes will be larger than general crosswalks, delineated by a ten to twelve foot band of colored concrete or textured pavement» Painted pedestrian crosswalks treatments should be incorporated at all other intersecting streets to signify pedestrian crossing lanes (i.e. simple painted crosswalks)» All treated pavement crosswalks will be identical in order to create a cohesive feel in the area» Confer with the public works department to ensure the design will withstand, and not interfere with, street operations and maintenance

Goals» Create connective link between Prairie Trail and the subarea» Allow DMACC students and Prairie Trail users to utilize the commercial centers and open park areas located along the East side of Ankeny Boulevard» Create a unique crosswalk treatment for designated high-traffic areas identified within this plan» Incorporate pedestrian crossing signage, including audio and visual crossing cues» Use proper lighting and other safety measures to ensure pedestrian and motorist safety» Incorporate the use of Crossing Islands to increase pedestrian safety when crossing busy streets

The use of decorated pavement can increase motorist awareness to pedestrian activity and increase the aesthetic quality of the area

Treated Pavement

Proper signage is a must at major intersections to ensure pedestrian safety

Signage

various types of painted crosswalks can be used at minor intersections

Painted Crosswalks

Crossing Islands

Crossing Islands allow pedestrians to deal with only one direction of traffic at a time

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Crosswalks 57 Ankeny, Iowa

The concept of screening is used to conceal elements of a structure that are not visually pleasing. Such elements can include various sorts of utility equipment, and waste receptacles. These elements detract from the architectural appeal of a structure and diminish character. Their site lines and visual impact should be kept to a minimum. Screening can be done through different means of landscaping, or by adding elements to the design of the structure.

Design Guidelines

Utility Equipment

Antennas, HVAC systems, satellite dishes, utility boxes and other similarly exposed utilitarian building components should be screened in a way to look like a part of the building. If the piece of equipment can be placed on the roof, it should be placed far enough towards the middle of the roof that its visibility is at a minimum from ground level. If the piece of equipment must be placed on the ground, it should employ adjacent landscaping elements (such as trees, shrubbery, flower gardens, etc) and/or design elements that make it look like it is a part of the building (matching color schemes, building materials, etc). Unless the piece of equipment needs to be placed outside, like an antenna, satellite dish, or air-conditioning unit, it needs to be placed internally within the building.

Waste/Recycling Receptacles

Waste and recycling receptacles need to be screened within a wall on all sides. Preferably it should be constructed of masonry and, if applicable, match or be compatible to the design of the main structure. The wall should be at least half of a foot higher than the highest point on the trash or recycling receptacle. Access to the receptacle should be through a door that similarly hides the receptacle from view. Landscaping surrounding the receptacle walls is preferred.

Waste Receptacle

Matching design elements decrease visual impact of waste receptacles

Utility Box

Landscaping elements keep utility box hidden

Rooftop HVAC System

Placeing system towards center of roof top allows less visiblity

from the ground below

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Screening 58 Ankeny, Iowa

Buffers are used to hide site lines between different land uses and to break up monotonous land elements such as parking lots. An in-crease in the use and intensity of buffers in residential areas and among parking lots would go a long way to enhance the quality of life in the area. An increase in visual appeal and character are among the many other benefits.

Goals» Reduce the visual impact that non-residential land uses have on adjacent residential areas» Enhance the quality of life within residential Areas» Reduce the visual impact of monotonous parking lots from the street as well as within the parking lot itself

Design Guidelines

Residential Buffers should be utilized to hide or highly reduce sight lines from residential uses to neighboring non-residential uses. The most preferred buffers would be composed of generous landscaping. Fencing may also be utilized in addition to landscaping. Landscape buffers should preferably be composed of plants that retain their greenery year round such as Evergreen Trees or Evergreen Bushes. Fencing would preferably be composed of wood or iron rod. Chain link, wire, barbed wire, or plastic are forbidden.

Parking Lots

Parking lot Buffers

landscaping elements throughout parking lots can enhance aesthetic quality

Landscape Buffers

hide site lines between differing land uses

Buffers With Fencing

creates a unique look

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Buffers 59 Ankeny, Iowa

Landscaping buffers should be utilized to break up the expanse of tarmac. For smaller parking lots, small islands of trees or flowers can be placed at the crossing points of parking lines. For larger parking lots, medians can be utilized every third row of parking. These medians should contain several deciduous trees, grass, a mulch flower bed, or a combination of the two. Buffers should be placed along the border of a parking lot adjacent to the street. Deciduous trees mixed with grass, a mulch flower bed, or a combination of the two are preferred. Evergreen trees are not recommended because of their size and Density; evergreens can hide views of the building from the street and block the business from the site of passersbys.

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Lighting 60 Ankeny, Iowa

Lighting is used to promote safety and visibility of pedestrian areas. Lighting is typically located along streets, walkways, buildings, and monument signs.

Design Guidelines

» Lighting should be provided within parking lots, along walkways, building entrances, and related areas to promote a safe environment

» Lighting should be used to focus attention on unique features of development including gateway features, monuments, and landscaping

» The design of fixtures should be consistent throughout an area

» All lighting should be directed downward except when lighting unique features such as monuments and landscaping

Façade Mounted

Mounted lighting on faces is highly encourages, lighting should illuminate the facade, highlight key architectural qualities and enhance building signage. Mounted lighting can also be use to illuminate awnings. Mounted lighting should not obstruct pedestrian movement and should not bring obstructive glare to motorists.

Parking Lots

Parking lot lighting is important to promote mobility and provide safety or motorists and pedestrians. Security and visibility are the most important functions of parking lot illumination. Consistent lighting feature should be used throughout the area to establish consistency. Lights should be an appropriate height so as to increase the space of illumination and to not obstruct the view of the pedestrian and motorist.

SE Oralabor Road

SE Oralabor Road lacks a consistent lighting design. Lighting structures for this corridor should be replaced by lighting structures to be placed along the proposed medians. These new lighting structures should include banners which will bring more aesthetic quality and sense of place to the area. An example of lighting along the medians can be viewed in the picture to the right.

SE Delaware Avenue

There are no outstanding issues involving lighting in the SE Delaware avenue corridor. The area is very well lit by the commercial developments located along either side of the road. Incorporating a lighting system along the medians would add too much clutter to the area and make driving conditions unsafe. Lighting in this area should remain the same.

S Ankeny Boulevard

Lighting along S Ankeny Boulevard consists of basic steel poles placed along either side of the roads. These structures should be replaced by, or supplemented by, the same type of lighting structures recommended along SE Oralabor Road.

Manufactured Homes

The manufactured homes area Currently uses two different styles of lighting. The two types of lighting are dispersed throughout the area in no particular order and can be viewed in the pictures on the right. Since the style of lighting should remain continuous throughout an area, all lighting structures which do not match one another should be replaced. U

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Recommendations

Lighting 61 Ankeny, Iowa

Current Lighting Structures

Lighting structures to be continued

Lighting structures to be replaced

Manufactured homes area

S Ankeny Boulevard

Supplementary Lighting proposed along major

corridor medians

Design Guidelines

» Signs should be highly graphic with minimal amount of text» Non-standard signage forms are encouraged» Specific sign design should complement the current building designs and character of the area» Signs should be made of durable, low maintenance materials» Issuance of sign permits will be in accordance to Chapter 17.68 of the Municipal Code of the City of Ankeny

The following are descriptions of signage for the SE Ankeny subarea. Any descriptions not included in this plan will be completed in accordance with Chapter 17.68 of the Municipal Code of the City of Ankeny:

Façade Mounting

The primary façade (facing the street) should include only one sign, which is used to identify the building or tenant. The sign should be mounted to the façade or through a canopy or awning. The overall size should incorporate no more than 10 percent of the total façade area. Signs are allowed to be illuminated, but neon signs are not allowed. Signs should only use lighting as an accent.

Pedestrian-Oriented

Pedestrian-oriented signage is typically a sign that is affixed perpendicular to the building or suspended from a canopy or awning. A business may incorporate a façade mounted sign in addition to one pedestrian-oriented sign. Pedestrian-oriented signs shall not exceed 25 feet in total. The sign will require a structural support system and be mounted at a height that does not endanger or obstruct the view of pedestrians.

Façade Signage

Signage is used for direction, identification, instructions and advertising. Signs typically consist of lettering or pictures to provide a clear and understandable method of conveying information to the public.

Pedestrian-oriented Signage

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Signage 62 Ankeny, Iowa

Banners

Banners maximize sponsor exposure and enrich an area’s aesthetics. Banner use is recommended to add color and enrich the neighborhood. Banners should be used to draw attention to the area and promote cultural and civic events. Banners should not be used to sell merchandise, products, or services. Banners should be non-commercial and should be no larger than 30” wide by 84” tall. At least two-thirds of the banner space should be devoted to a graphic art design.

Awnings and Canopies

Awnings and canopies are designed to provide cover for entrances, walkways, and windows. These are encouraged on commercial building façade, primarily on the front. Awnings should be made of fabric such as canvas. Canopies should be made of metal materials. Plastic, aluminum, and wood awnings or canopies are not allowed. A consistent theme, color, or pattern should be applied throughout. These should be mounted at a height that does not obstruct or endanger pedestrians. Business identification can be incorporated into awnings but should be done so in proportion to the awning. Awnings should be spaced along the façade, typically over windows. A single awning over the entire façade is highly discouraged.

Directional / Wayfinding

Directions to buildings, service areas, or drive through windows should be compatible with the signage systems of the building. They shall not be larger than three feet and they shall not obstruct pedestrian movement or sight.

Promotional

For certain uses, such as restaurant menus, a single permanent exterior menu board is permissible. Promotional signs shall not exceed nine square feet and must continue the building’s architectural. Temporary menu boards for outdoor courtyards or sidewalk cafes are permitted, but they must not obstruct pedestrian movement or public walkways. Temporary signage shall be removed during non-business hours. Billboards and other off-site advertising are not allowed within this corridor. No signs shall be displayed on public utility poles or crosswalks.

Banner

Wayfinding Signage

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Monument Monument signage is a freestanding structure located at the Entrance of an area. These signs should be limited to neighborhoods throughout the corridor and as a welcome Sign to the city. Monument signs for commercial identification are highly discouraged unless the development incorporates multiple tenants and the monument is used as an identifier for tenants. Monument materials are encouraged to be predominantly stone or brick. Landscaping is also required around the monument. Monument sign heights should not endanger or obscure the view of pedestrians from site lines or roadways. Pole-mounted signage is not permitted in the area.

Monument Signage

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Location

the northwest corner of SE Oralabor Road and SE Delaware Avenue would serve as a suitable site for a city welcome sign. The site is a small area located in front of the Casey’s gas station. The site’s location along SE Delaware Avenue and near Interstate 35 makes gives this area a high level of traffic, many of which are visitors to Ankeny. The sign would face towards Interstate 35 where it can easily been seen by visitors entering Ankeny by SE Oralabor Road and SE Delaware Avenue.

Site Alterations

The potential site is a ditch located in front of Casey’s. In order for the sign to be seen, the ditch will need to be regraded to match the elevation of the sidewalk and Casey’s parking lot.

Plants

Reference the Plant Palette located in the Appendix for Landscaping plants (small to medium shrubs & grasses). These plants should be placed around the sign to create an aesthetically-pleasing area.

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Welcome Sign


Welcome Sign Site

Materials

Material options: » Limestone (for face) » Clay Stone (for face) » Pebbles (for sides) » Concrete (behind the pebbles) » Stone (behind the pebbles)

Dimensions

The face of the sign will be five feet tall and the sides will be three feet tall. In total, the sign will be 10.5 feet long. The width of the entire sign will be one foot.

Sign placement

The wording on the sign will be attached to the material to add depth. The sign wording will be laser cut from iron.

Lighting

Small lighting fixtures will be placed in front of the sign to add illumination. These fixtures should be incorporated into the overall landscaping of the sign.

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Welcome Sign


Welcome Sign Alternative #1

Materials

For alternative one we have chosen these material options: » Limestone » Clay Stone

Dimensions

The sign will be 4 feet tall. The face of the sign will be 3feet wide. In total the sign will be 8 feet long. The width of the entire sign shall be 2 feet.

Sign placement

The wording on the sign will be attached to the material to add the depth. The sign wording will be laser cut from iron.

Lighting

Small lighting fixtures shall be placed in front of the sign to add illumination. These fixtures should be incorporated into the overall landscaping of the sign.

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Welcome Sign


Welcome Sign Alternative #2

Design Guidelines

Industrial buildings should be designed in a way to be cohesive with the surrounding area. Since this sector of Ankeny is comprised of many different uses, more character should be placed into the exterior of industrial buildings. A great way to achieve this is through more frequent use of glass, a greater variation in building materials, and thoughtful landscape designs. Buffer elements work well to keep unappealing elements of the property from view (e.g. semi-trailers, junked cars, large HVAC machines). Chain link fences should be avoided.

Industrial areas are an important part of any community, but also create challenges when it comes to design. Industrial areas create jobs within the community and help stimulate the local economy. However, they are not known for their aesthetically-pleasing buildings or their ability to mix well with non-industrial land uses. It is important to create a balance between the functionality and design of the industrial areas within the site.

Goals

» Maintain a strong industrial community» Encourage new industrial construction to employ visually appealing architectural elements» Encourage elements of landscape that bring visual appeal to the property

Quality Industrial Buildings

use of a glass facade can add visual appeal to buildings

Architectural elements for industrial use

architectural elements including materials, lighting, and landscaping create an aesthetically pleasing exterior U

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Industrial Areas 68 Ankeny, Iowa

Streetscape Design can enhance the quality of an area and also encourage increased pedestrian activity. strengthening and improving the streetscape can create a stronger connection to surrounding neighborhoods. The following pages will provide specific design recommendations for various streetscape elements and how these elements can be implemented within the site to create a unique ‘sense of place’.

Suggested streetscape Elements

» Planters» Streetlights» sidewalks» Street Trees» Bioswales» Banners

» Public Art» Treated Pavements» Bike racks» Refuse Receptacles» Crosswalks» Benches

Goals

» Promote Pedestrian-friendly human-scaled environment » Develop Shaded and Comfortable rest areas » Lessen Impacts from unsightly views, odors, and noise » Connect sidewalks throughout the area » Install treated crosswalks in high-traffic areas» Enhance aesthetic Quality within the area » Improve medians using landscaping » implement uniform signage and lighting standards » Improve sidewalk quality » Incorporate street trees and planting strips » Incorporate buffers between different zoning uses

Design Guidelines

» Address Sustainability and conservation issues» Utilize native plants » Reference planting palette for recommended plants» Streetscaping elements must be compatible with surrounding development

Incorporating the use of treated pavements, benches, lighting, street trees, and banners can revitalize an area and make it more pedestrian friendly

Various Streetscape Elements

The use of banners increases aesthetic quality and brings a sense of place to an area

BannersLandscaping strips can provide a buffer between pedestrians and traffic and enhance the aesthetic quality of an area

Landscaping Strips

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Streetscape 69 Ankeny, Iowa

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Simple changes, such as an inclusion of a bioswale and completion of a shared-use path along the east side of the street can be incorporated in order to make S Ankeny Boulevard more attractive and functional. More costly changes such as the completion of all medians, installation of lighting with banner displays, and installation of bioswales and a shared-use path can be implemented along and S Ankeny Boulevard. Each of these recommendations would create a more aesthetically-pleasing experience along this corridor. Both scenarios can be viewed in the graphics below.

Simple Proposed changed along S Ankeny Boulevard Proposed changes along S Ankeny Boulevard

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Proposed plan for SE Magazine Road

The fourth plan for SE Delaware Avenue will see the least changes made to the ex-isting conditions. The main change that we would see in SE Delaware Avenue would be

These plans depict the recommended changes for the streetscape along SE Magazine Road and SE Delaware Avenue. Both corridors will require completed sidewalks and improved landscaping features. SE Delaware Avenue should install landscpaing along the sidewalks and small shrubs and landscaping along the medians. The features along this corridor need to be kept at a minimum since there is already much activity along this road; less distractions for motorists should be the primary concern. SE Magazine Road should incorporate a landscaping strip along each side of the road in order to separate pedestrians from the flow of traffic and create a uniform look along the corridor.

Proposed plan for SE Delaware Avenue

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Development Incentives


The SE Ankeny Subarea contains a diverse mix of land uses that presents many opportunities for future development and redevelopment. Implementing good economic development strategies is crucial in creating a thriving and successful area that can act as a connection between the proposed Prairie Trail Development and the Big Box stores along SE Delaware Avenue. The following section will present several funding sources and incentive programs which will help to ensure the successful development and redevelopment throughout the SE Ankeny Center.

As outlined in the City of Ankeny Community Profile, the city offers both tax abatement and tax increment financing (TIF) for redevelopment efforts that generate new employment opportunities within the community and expand the tax base. There are several additional incentive programs which include the Community Economic betterment Account (CEBA) and the High Quality Jobs Creation Program (HQJCP) available to business firms desiring to locate in the City of Ankeny. Many grant programs exist as well, please refer to the Grants section for further detail.

Tax Increment Financing (TIF)

TIF is offered at the cities discretion, “according to the level of investment, the number of jobs being created, the wage and salary levels of the jobs, and other factors” (City of Ankeny Community Profile). This area is currently located in a TIF district.

Community Economic Betterment Account (CEBA)

The CEBA program awards financial assistance to businesses that seek to invest in the community by creating new job opportunities or by increasing job retention. Awards are offered in the form of loans or forgivable loans not to exceed one million dollars. These funds can be used to finance new business start-ups, expansion of established businesses or in recruiting out-of-state firms to locate in the community. Applications will be filed by the city on behalf of eligible businesses or firms, and awards are determined by the amount of jobs that will be created, the quality of such employment positions, and the benefit that the endeavor will enhance the local and regional community.

High Quality Jobs Creation Program (HQJCP)

The HQCJP program provides financial assistance to businesses that seek to locate, expand, or improve existing facilities within the State of Iowa. Aid is offered in the form of tax credits, exemptions and refunds based on the firms level of need, the amount of jobs the endeavor will create and the quality of such jobs. It is expected that the venture will positively stimulate the economy of the local community in which the firm is seeking the incentive.

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Housing

Grants 73 Ankeny, Iowa

The Our Home Rehabilitation Program provides low-interest loans to facilitate the rehabilitation of single-family homes. Non-profit groups, civic groups, and certain IFA lenders are eligible to apply. Applicants must demonstrate competency in rehabilitation construction oversight, management of loan funds, and assistance for lower income households in attaining or maintaining home ownership. Preference is given to applicants households 80% or below the median area income. Rehabilitating existing housing stock makes financial sense. The structure is already in place; it merely needs some investments. Green building is also becoming very popular throughout the country, and rehabilitation is one of the most green practices in existence.

The New Home Construction Program, as the name implies, is a loan to construct new single-family homes throughout iowa. Community housing development organizations, economic devel-opment corporations, local housing trust funds, public schools, community colleges with a trade class apprenticeship program, and 501(c)(3) organizations, cities, or counties are eligible to ap-ply. They may use the funds themselves or loan them to local contractors and/or developers. Like the OurHome Rehabilitation Program, applicants must demonstrate the skills, experience, and capacity to manage the funds. Applicants that serve households at 80% or below the median area income are also given prefer-ence. By creating more single-family homes, the area may become more stable. People who have a permanent stake in the area, i.e. own a home, are more likely to take initiative in neighborhood isssues. Thus, the NewHome Construction Program would help the development succeed.

The State Housing Trust Fund (SHTF) helps ensure decent, safe, and affordable housing. The SHTF operates two programs – the Local Housing Trust Fund Program and the Project-Based Housing Program. The Local Housing Trust Fund provides grants to communities, counties, and or-ganizations that want to create a local housing trust fund, while the Project-Based Housing Program aids in the development and rehabili-tation of single-family and multifamily housing. This year, the Local Housing Trust Fund Program has $1.94 million, while the Project-Based Housing Program has $1.76 million.

There are a plethora of funding options that the City of Ankeny may take advantage of in order to facilitate the rehabilitation and development of this area. As demonstrated above, the funds may be applied to a wide variety of projects. The city and developers should pursue multiple funding options in order to encourage more investments and to help the area thrive.

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Housing


Besides business grants, there are housing programs that may be applicable to this area of Ankeny. This particular area is anexcellent location to create housing units. It is bounded by some of Ankeny’s busiest streets and is in close proximity to Interstate 35, making for an easy commute. Also, the Des Moines Area community College is located west of this development. The students need somewhere to live and often prefer a location close to campus. Thus, housing development grants should be considered for this project.

The Iowa Finance Authority (IFA) provides numerous initiatives. These programs allow local officials to determine how to address their unique needs. The IFA programs help a wide variety of individuals, including people with disabilities, the elderly, and the homeless. The following grants and/or programs are operated by the IFA and may be useful for this area.

The Low-Income Housing Tax Credit (LIHTC) allocation is an incentive for project owners to invest in the development of rental housing for individuals and families with fixed or limited incomes. The LIHTC program provides a dollar for dollar reduction or credit to offset an owner’s federal tax liability on ordinary income. The tax credit interest may also be sold to generate equity for the developments, thus reducing the necessary mortgage financing and providing more affordable terms for renters. Both of these aspects may entice developers to create affordable housing options in this area, as The LITHC often helps ensure that projects are financially feasible.

The Multifamily Housing Loan Program aims to preserve the existing supply of affordable rental units that are at risk of being lost. The program also seeks to foster the production of new affordable units in the state. These developments must contain at least five units, and both non-profit and for-profit entities are eligible to apply. However, a need for the proposed units must be demonstrated. Considering the rate at which Ankeny is growing and is expected to grow in the future, demonstrating a need for more housing units would not be a problem. DMACC is also seeing more students, so multifamily housing units will be necessary. The program stipulates that projects must be in a good location and must have a mix of units, amenities, parking, and other property considerations. Due to its proximity to the new Prairie Trail development and existing mix of uses, the area at hand would likely qualify. This program may encourage owners of existing properties to make repairs to their units rather than letting them fall into disrepair.

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Businesses


The Community Economic Betterment Account (CEBA) is for major capital investments that create new job opportunities and/or retain existing jobs. The CEBA encourages new business start-up’s, the expansion or retention of existing businesses, and the recruitment of out-of-state businesses to Iowa. The City of Ankeny should publicize the CEBA in order to attract these types of businesses. By adding and/or maintaining jobs, the tax base would be broadened, and the entire city would benefit. The CEBA provides loans and/or forgivable loans up to $1 million based on job creation, capital investment, ability to meet regional/county wage standards, quality of employment, and economic benefits for the state and the local community.

The Economic Development Set-Aside (EDSA) is provided to businesses that make a capital investment and create and/or retain quality employment opportunities for low- and moderate-income individuals. Like other programs, the EDSA encourages business start-up’s, the expansion or retention of existing businesses, and the recruitment of out-of-state businesses to Iowa. Businesses may receive loans and/or forgivable loans up to $1 million, given they are located in a city with a population under 50,000 people.

The Iowa Values Fund aims to help Iowa companies expand and attract new businesses to the state. This business development and marketing tool requires that companies provide a wage, plus benefits, equivalent to 130% of the county average. Additionally, companies receiving help from the Iowa Values Fund must be in one of Iowa’s targeted industries: life sciences, information solutions/financial services, or advanced manufacturing. As it allocates $35 million annually to the Iowa Values Fund, the state is obviously dedicated to economic development. With many people locating in the Des Moines metropolitan area, this area is an ideal location for companies to locate.

The High Quality Job Creation Program (HQJCP) aims to create quality jobs for businesses locating, expanding, or modernizing their facilities within the state. Communities receiving funds from the HQJCP must meet criteria regarding targeted industries, employee benefits, and building specifications. The HQJCP provides a package of tax credits, exemptions, and/or refunds to approved businesses. The City should promote the HQJCP when trying to attract progressive businesses to this area.

Additionally, there are many other grants. These focus on entrepreneurial ventures, small businesses, and self-employment. All of these programs have different criteria, but most of them can be applied to businesses that may develop in this area.

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Infrastructure


The Physical Infrastructure Assistance Program (PIAP) assists capital-intensive infrastructure projects that create unique opportunities for quality, high-wage jobs demonstrate a statewide impact. The PIAP may be used to remediate sites that have development potential contingent on cleanup. Although further investigation is necessary because there are underground storage tanks in the focus area that have leaked in the past. This grant may provide the financial assistance needed to induce businesses to locate in the area. The City could also use this grant to cleanup the areas before businesses locate there. The PIAP may provide assistance in the form of loans, forgivable loans, or cost indemnification agreements.

The Public Facilities Set-Aside (PFSA) Program is only available to communities of 50,000 or less and is used for public infrastructure improvements that enable businesses to create new job opportunities. The PFSA Program gives priority to projects that create manufacturing jobs, add value to Iowa resources, and/or increase out-of-state exports. The PFSA Program funds may be utilized by the City of Ankeny for sanitary sewer systems, water systems, streets, roads, and storm sewers. Implementing this infrastructure program may entice businesses to locate in the area over another area where they would have to pay to install the infrastructure themselves.

The Rail Infrastructure Funding Program applies to rail projects key to the creation or retention of jobs. It is to be used to construct or rehabilitate rail spurs to serve new or existing industries. The City of Ankeny should take advantage of this program and utilize it for the rail spur serving John Deere.

In order to facilitate the future development and redevelopment of this subarea, the City of Ankeny will need to utilize a variety of funding options. The city and other entities should consider applying for as many of the numerous grants that are available to aid development and redevelopment. Grants are available for various types of projects from numerous sources. All of the grants have certain stipulations; however, this area still qualifies for most of the grants. While the grants do overlap in some regards, funding is available for a plethora of pursuits. The following is an overview of some grants that may be instrumental in the completion of this project.

Another prospective funding opportunity is the Revitalize Iowa’s Sound Economy (RISE) Program. The RISE Program provides funding for city and county highway projects to help attract new development or support growth within existing developments. Projects are evaluated on their economic potential and impact. Considering that this development is located along U.S. Highway 69 (S Ankeny Boulevard), it would likely have a strong economic impact, leveraging its chances of obtaining either a grant or a loan from the RISE Program.

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Brownfields 77 Ankeny, Iowa

Brownfields are the real property, expansion, redevelopment, or reuse of property which may be complicated by the presence or potential presence of a hazardous substance, pollutant, or contaminant. As such, they may hinder future development.

Since much of this area has been used for industrial and heavy commercial uses, there may be some parcels which are contaminated. Cleaning the contaminants on this site will encourage future development. Some of the contaminated parcels may be in close proximity to the sites that are available for immediate development. These brownfields depreciate land values, affecting revenues for the city. The Physical Infrastructure Assistance Program could provide a portion of the funding necessary for this clean-up effort.

grant funds should assist the clean-up effort for parcels located near the proposed development. Due to the industrial areas located throughout the subarea there may be several brownfields that could hinder economic growth. brownfields located near the SE Delaware commercial strip are less significant since remediating these brownfields will not greatly impact the existing development along this corridor. Instead, more attention should be focused to those areas along S Ankney Boulevard which may hinder future development.

Beyond economic interests, the remediation of contaminants positively impacts the environment and increases community pride. If these contaminated sites are cleaned up, community members will have a greater interest in their community which will encourage further development.

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Short-Term Goals 78 Ankeny, Iowa

Rezone the area according to proposed zoning map to encourage future commercial development

Publicize future plans and growth potential » No serious development will occur in the short-term; decisions made here will affect the medium and long-term plans. » attract businesses to SE Ankeny

Discuss and Determine future plans for development within the southwest quadrant of the site & categorize this as a medium or long-term plan » Determine location for proposed Aquatic center » Consider the placement of new roads within this area

Establish a partnership with DMACC to participate in the development of the s Ankeny boulevard commercial node

Begin the clean-up efforts on the Brownfield locations

Obtain development rights to construct backage roads along S Ankeny Boulevard and all access rights to these roads

Obtain rights for the shared-use paths throughout the area

Improve traffic intersection at SE Magazine Road and S Ankeny Boulevard to accommodate proposed high school development

Install Welcome sign in the proposed location on the corner of SE Delaware Avenue and SE Oralabor Road

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Short-Term Goals 79 Ankeny, Iowa

Complete sidewalk system throughout the area to provide safe travel for pedestrians

Implement a best practices manual for stormwater management which encourages the following:

» Efforts to preserve the natural drainage patterns » Capture and treat the first 1.5’’ of rainfall » promote groundwater recharge » stormwater management site plan

Create an Incentives Program for constructing natural storm water filters

Extend medians along S Ankeny Boulevard and Add landscaping elements to medians (shrubs, understory trees, etc.)

Establish locations for all tentative roads to coordinate with proposals from the land use and economic development Sections of the SE Ankeny Center Subarea Plan

Incorporate bioswales along S Ankeny Boulevard, oralabor Road, and along rail lines

Identify the truck route and widen intersections along this route to accommodate turning trucks

Implement treated crosswalk system along S Ankeny Boulevard

» Major crosswalks: SE Magazine Road & SE Oralabor Road » Minor crosswalks: Shurfine Drive & Lorenz Drive

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Medium-Term Goals 80 Ankeny, Iowa

Redevelop vacant parcels to accommodate future commercial growth along S Ankeny Boulevard

Create awareness of the development incentives (i.e. grants) to bring new business to the site

Make use of the open parcels through development of mixed-use buildings

Encourage growth along S Ankeny boulevard; especially for local or regional businesses

Construct a pedestrian bridge from DMACC campus and the Prairie Trail development to the proposed DMACC node to allow for a safer commute across S Ankeny Boulevard

Construct all backage and access roads

Complete shared-use paths throughout the area

Build all proposed roads remaining within the site

Begin work on SE Oralabor Road to accommodate increased traffic flow on road; Incorporate Bioswales

Create a fully functional storm water retention pond for the manufactured home park

Install a bioswale on the East side of SE Delaware Avenue

Install bioswales in areas where there is a steep change in elevation along SE Magazine Road

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Long-Term Goals 81 Ankeny, Iowa

Reassess the site’s land use needs

REASSESS the effectiveness of the se Ankeny Center Subarea Plan

Market the site and continue to encourage new businesses to locate within the area

Use capital improvements as a catalyst for new development

Encourage mixed-use development along the S Ankeny Boulevard corridor

» Over the course of fifteen to twenty years, this corridor should be transformed into a commerical destination to increase land values and economic development

Widen SE Oralabor Road to increase capacity; also, implement bioswales along the corridor

Create a 100-year flood detention location(s) for the subarea plan

NAME: Switch Grass/Panicum virgatumHEIGHT: 6’ DETAILS: green, full sun, high moisture, adaptable

NAME: Great Bullrush/Scirpus atrovirensHEIGHT: 9’ DETAILS: green, full sun, high moisture, adaptable

NAME: Big Blue Stem/Andropogon gerardiiHEIGHT: 6’DETAILS: green, full sun, high moisture, adaptable

NAME: New England Aster/Aster novae angliaeHEIGHT: 36-60”DETAILS: full sun, high moisture

NAME: Stiff Golden Rod/Solidago rigida HEIGHT: 30-40” DETAILS: medium yellow, full sun

NAME: Prairie Blazing Star/Liatris pycostachyaHEIGHT: 2-5’ DETAILS: full sun, adaptable

NAME: Virginia Sweetspire/Itea virginanaHEIGHT: 3-4’ DETAILS: versatile, high moisture

NAME: Periwinkle/Vinca majorHEIGHT: 8-18” DETAILS: shade A

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Bioswales

Plant Palette 82 Ankeny, Iowa

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Grasses


little bluestem/ Schizachyrium scoparium

blue grama grass/ Bouteola gracilis virginia wild rye/ Elymus virginicus

bottle brush grass/ Hystrix patula

prairie dropseed/ Sporobolus heterolepis

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Small to Medium Shrubs


lead plant/amorpha canescens new jersey tea/ceanothus americanus

shrubby st. johns wart/hypericum prolificum

Downy Hawthorn/Crataegus mollis

Western snowberry/ Symphoricarpos occidentalis

indiancurrant coralberry/ Symphoricarpos orbiculatus

Rafinesque Viburnum/ Viburnum rafinesquianum

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Medium to Large Shrubs


silky dogwood/cornus amomum gray dogwood/cornus racemosa

american filbert/corylus americana

Downy Hawthorn/Crataegus mollis

fragrant sumac/rhus aromatica

american elder/sambucus canadensis arrowwood viburnum/viburnum dentatum

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Understory Trees


American Hornbeam/Carpinus caroliniana

Eastern REdBud/Cercos canadensis Pagoda Dogwood/Cornus alternifolia Downy Hawthorn/Crataegus mollis

Eastern Wahoo/ Euonymus atropurpureus

Nannyberry Viburnum/Viburnum lentago

Pin Cherry/ Prunus pensylvanica Blackhaw viburnum/viburnum prunifolium

Sugar maple/Acer Saccharum Autumn blaze maple/Acer x freemanii black maple/acer nigrum Red maple/acer rubrum

river birch/betula nigra common hackberry/celis occidentalis Thornless Honeylocust/Gledistia triacanthos inermis

Northern red oak/quercus borealis App

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Street Trees


SE Ankeny Center Subarea Plan

Documents

Transcript of SE Ankeny Center Subarea Plan