Dows Farm Vision Plan
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- Priscilla Harrell
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1 Dows Farm Vision Plan Linn County Economic Development JOSEPH J. LALLY: Ag Consultant
2 Purpose: To create a Plan that provides a Vision for development that Protects, leverages and enhances the site s strategic location, agricultural character and natural resources Thru creating and evaluating three development scenarios agri-community conservation market based Resulting in an innovative and sustainable (both environmentally and fiscally) development Vision Plan. Project Team: John Harris: Linn County Board of Supervisors Brent Oleson: Linn County Board of Supervisors Frank Bellon: Linn County Planning & Zoning Commission RJ Carson: Farmer Curt Eilers: Neighborhood Resident Carole Teator: Iowa Natural Heritage Foundation Jason Grimm: Iowa Valley RC&D Suzan Erem: Sustainable Iowa Land Trust Bill Micheel: City of Cedar Rapids Les Beck: Linn County Planning & Development Stephanie Lientz: Linn County Planning & Development Mike Tertinger: Linn County Planning & Development Dennis Reynolds: Reynolds Urban Design Luis Leo: L T Leon Engineering Joe Lally: Lally Agriculture Consulting James Spiller: Blackbird Investments
3 GATHERING FACTS with initial thoughts
4 GATHERING FACTS with initial thoughts
5 GATHERING FACTS SLOPES
6 GATHERING FACTS RIPARIAN SYSTEMS
7 GATHERING FACTS FRAGILE ENVIRONMENTS
8 GATHERING FACTS REAL ESTATE VALUE
9 GATHERING FACTS VEHICULAR ENTRIES/EXITS
10 GATHERING FACTS DEVELOPMENT LIMITED
11 GATHERING FACTS POTENTIAL NEIGHBORHOODS
12 SITE ANALYSIS Benchmarks 12
13 SITE ANALYSIS Benchmarks 13
14 SITE ANALYSIS Benchmarks 66 du on 250 acres Jackson Meadow with contemporary farmhouse aesthetic combined with natural landscapes. Large percentage of development as conservancy easements. Simple guidelines include maximum 24 ft. wide homes, 12:12 metal roofs, all white wood cladding, detached garages One mower width edge provided between pavements and 14 native grasslands as an intentional transition
15 SITE ANALYSIS Benchmarks 1,138 du on 95 acres 15
16 SITE ANALYSIS Benchmarks 16
17 SITE ANALYSIS Benchmarks 17
18 SITE ANALYSIS Benchmarks Prairie Crossing outside Chicago with cluster development that preserves wetlands, showcases sustainable practices and has an agricultural community amenity Large homes with front porches and alley loaded garages 18 Loop roads with internal open space and front loaded garages
19 Words for Success: Sustainable Social equity Connectivity External Internal Healthy Destination Inclusive Diversity Kid friendly/attractive to all ages Habitat corridors/loops Safe Eyes on the public realm Diversity Accessibility Capture market Unique Know the market Anticipate the market Heritage/Ethos Sense of place Interactive Sense of community Non-conformity Push-Pull influence of context Innovative housing products Catalyst/stimulus Outreach/Education Inclusive process Residents Developers Incremental development Mix/Range of Density Land uses Product types % of Non-development/Open Space/Agriculture Showcase/model for alternative development Fiscal impact (short-term and long term, social costs ) Agri-community Conservation community Market driven community
20 Benchmarks: 20
21 Agriculture as tourism/entertainment destination Agricultural heritage as theme/brand Like demonstration gardens and adaptive reuse of barn for retail, community space, education 21
22 Agri-community as an incubator for emerging agricultural businesses, commercial food processing Leasing terms for agri-business needs to be at least three years due to length of time to establish sustainable practices 22
23 Opportunities to integrate senior housing with agri-community amenities such as gardens Raised gardens help maintain a more kept appearance 23
24 Provide connecting trails for walking and biking within the development and as extensions of existing and planned trail systems. Provide trail alignments that respond to floodplain/floodway conditions while also providing shaded environments that interact with the stream s riparian environment. Consider maintenance and safety issues. 24
25 Riparian park with range of activities that interact with the riparian environment including play, exploration, gathering, education, relaxation, fitness, special events 25
26 Range of natural landscapes and uses including woodland edge, native grasses, urban plaza and walking trail Dows Farm provides opportunities to showcase current best practices in environmental restoration, trail design, stormwater management 26
27 affordable, low maintenance, sense of community, snow birds/elderly High quality community space 27
28 Need to explore tiny homes, granny flats, bungalow courts, live/work Make sure it can be implemented within current development laws, review/approval process County allows up to 800 SF secondary residential structures. Min 22 x 22 structures. Consider zero entry housing options for accessibility. Live/work product may be desirable. Requires PUD. Can Live/work provide affordable opportunities for ag. related businesses.? 28
29 Large front porches, inset garage does not require alley, two strip driveway is attractive Other 6ft. porches too small Side loaded garages enhance quality of street experience Duplex and four-plex provide missing middle housing opportunities
30 Townhomes with simple, rural character are attractive Garages provide quiet, shared walls for townhomes and help create a single family home appearance 30
31 Front porches facing a shared open space with rear loaded alleys 31
32 Additional benchmarks include: Farmer s Table in Iowa City Stonebarn Center in upstate New York Restaurant that also trains young farmers National Conservation Training Center in West Virginia Indian Creek Nature Center Amazing space, welcoming feeling, kid friendly Verge Temme Tiny houses in Door County Big Grove in Iowa City Grange, Iowa Lowell Park community center space in Marion In general the benchmarking session emphasized the desire for a unique development that responds to an underserved and relevant market with significant open space systems, both agricultural as well as conservation based, with the development character/quality influenced by the site s agricultural heritage. Range of farm inspired residential architecture Orchard, native plantings and garden integrated into residential yard 32
33 Overall Development/Planning Strategies Framework plans context and focus: Framework plans are 100 year decisions Buildings are 30 to 50 year decisions Programming is a 5 to 10 year decision Land development requires: Control of the land Ability to bring a tenant/buyer Access to money Provide diverse products (depth of market, flexibility to respond to changing market ) while maintaining economies of scale Create and enhance demand with unique product (theme, character, quality) and branding ( Dows Farm name?) while controlling supply (phasing) Ideal absorption rate would be 3 to 5 years. Increase value (net positive effect) while also increasing absorption rate. Ability to finance and maintain proper cash flow impacted by minimizing up front costs and fixed costs. Need strategic, incremental development including the possibility of multiple developers Streets as the public domain = linear public open space system Organize concentric waves of activity/density to increase walkability 33
34 Working Farm Commercial Apartments Multi-family Single-family TOTAL $36 million 100 acres 45,000 gsf 96 DU 32 DU 56 DU 184 DU Conservation Commercial Apartments Multi-family Single-family TOTAL $44 million 80 acres 32,000 gsf 84 DU 22 DU 54 DU 160 DU Commercial Apartments Multi-family Single-family TOTAL $50 million 38,000 gsf 36 DU 44 DU 92 DU 160 DU
35 Working Farm 100 acres Commercial 45,000 gsf Apartments Multi-family Single-family TOTAL $36 million 96 DU 32 DU 56 DU 184 DU Working Farm Conservation 43 acres 88 acres Development 48 acres Conservation 80 acres TOTAL 179 acres Commercial 32,000 gsf Apartments Multi-family Single-family TOTAL 84 DU 22 DU 54 DU 160 DU Commercial 40,700 gsf $44 million Apartments Multi-family Single-family TOTAL 101 du 94 du 186 du 381 du Commercial Apartments Multi-family Single-family TOTAL $50 million 38,000 gsf 36 DU 44 DU 92 DU 160 DU $93 to $119 million
36 The Cloister Prairie/Oak Savannah Native grassland pasture Dows Farm Camp Dows Farm Estate House 50 x75 lots 35 x75 lots 50 x110 lots 35 x75 lots Hippodrome 90 x120 lots Nature Trail Hub 90 x120 lots 65 x110 lots 65 x110 lots 50 x110 lots Four-plex Estate House Center Hall Apts. Live/Work Townhomes Cottages Tuck Under Town The Market The Barn and Market Yard Craft Brewery Farm to table restaurant Specialty retail/pop ups Day Care/services
37 VISION FRAMEWORK
38 VISION FRAMEWORK
39 VISION FRAMEWORK GREEN FINGERS
40 VISION FRAMEWORK WALKWAYS AND PATHWAYS
41 VISION FRAMEWORK STREETS AND LANES
42 VISION FRAMEWORK
43 VISION FRAMEWORK
44 VISION FRAMEWORK
45 VISION FRAMEWORK
46 VISION FRAMEWORK
47 VISION FRAMEWORK
48 VISION FRAMEWORK BRANDING
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67 Public Domain Sections Parkway
68 Public Domain Sections Main Street
69 Public Domain Sections Neighborhood
70 Public Domain Sections Mount Vernon Road
71 Words for Success: Sustainable Social equity Connectivity External Internal Healthy Destination Inclusive Diversity Kid friendly/attractive to all ages Habitat corridors/loops Safe Eyes on the public realm Diversity Accessibility Capture market Unique Know the market Anticipate the market Heritage/Ethos Sense of place Interactive Sense of community Non-conformity Push-Pull influence of context Innovative housing products Catalyst/stimulus Outreach/Education Inclusive process Residents Developers Incremental development Mix/Range of Density Land uses Product types % of Nondevelopment/Open Space/Agriculture Showcase/model for alternative development Fiscal impact (short-term and long term, social costs ) Agri-community Conservation community Market driven community
72
73 Working Farm Conservation Development TOTAL 43 acres 88 acres 48 acres 179 acres Commercial Apartments Multi-family Single-family TOTAL 40,700 gsf 101 du 94 du 186 du 381 du $93 to $119 million 73
74 74
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