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AChris LeeAlex Wagner

CRP 432 Fall 2013

Sunrise Pointe Subdivision Plan PLEASA

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ASunrise Pointe Subdivision Plan

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ATable of Contents

Introduction 3Existing Conditions 4Zoning 6Market Assessments 7Development Goal 8Short Term 10Mid Term 11Phase 1 12Phase 2 13Long Term 14Implementation 15Sources 16

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AIntroductionThe City of Pleasant Hill has been on an incline in population over the past few years and has been in need for some future development throughout their city limits. Future devel-opment has been a large contributor to other cities in which has helped their city’s expand and causes an increase growth in population. This report will display a concept plan for a subarea giving to us to develop. Developing this subarea by making changes to the zoning districts and expansion of roads will help the city grow by expanding outwards toward their city limits. Being able to develop a concept plan for this area will help the Pleasant Hill staff use guidelines when it comes to helping their city grow. By creating this concept plan, we were able to focus on the needs in which the city is trying to concentrate on. Focusing on residential growth and making room for single family housing as well as trail connectivity will be our main goal. Using trails to connect throughout the city has been a goal for the city of Pleasant Hill for some time now, due to the fact they don’t have many currently existing. Also incorporating green space and the idea of preservation of said green spaces will also be a main focus.

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AExisting ConditionsThe City of Pleasant Hill has seen an increase in population over the past couple of years and has been in need for future development stretching throughout their city limits. This report will display a concept plan for the subarea given, to devel-op using techniques we have acquired over the years. The subarea is located towards the Middle Eastern part of the city, and covers roughly 1.4 square miles or about 890 acres. The subarea consists of land parcels being located both within city limits and outside the city limits. The land parcels located within the city limits will only be relevant. The majority of the site we are focusing on lies between NE 64th and NE 72nd St, making up the east and west boundaries. The site is bordered by SE 6th Ave to the south and NE University Ave to the north. NE Rising Sun Dr. runs east to west through the heart of the site, and from here down south to 6th Ave will be where we focus the majority of our development ideas. The small section between Rising Sun and University plan to be more long term development and will be focused on a small portion of the document. NE 70th intersects University and runs south before it connects and ends with Rising Sun Dr.; and SE Sun-splash Dr juts out into the middle of the southern section of the subarea; this roadway ends just about halfway through the site as well.

The small roadway of Sunsplash Dr is also the main road for the Sunsplash community development. This area contains newly developed single housing families and is currently still under the Planned Unit Development zoning regulation. Further develop-ment was undergoing before construction was stopped due to outside causes. Continued development with this community will be a large portion of future development within the area. Currently the Sunsplash community holds over 100 parcels and houses about 100 families. An overview of the land is it contains very fair topography, changing only a couple of feet at most between areas. Each parcel located inside the focus site has a “normal” topography. This helps construction more feasible for future development. Throughout the focus site, a variety of different types of soils are present. From the parcels being most focused on for develop-ment, five of the most common are shown. These five soil types include; Clarion, Muscatine, Tama, Nicollet, and Colo-Judson Complex. Each of these soils located within the focus site relate well with the topography because each soils are mainly located with little to no slope. Tama and Muscatine were the most common types of soils located within the area. Soil types are import-ant due to the fact; bad soil causes turmoil when developing land. Good soils help prevent excess runoff and keeps water from standing in low areas.

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AExsisting Conditions

Sewer Lines and Storm Water Drainage

Sewer lines run into the northeast most corner of the subarea. There are also sewer connection lines and wastewater outflow drains under the existing roads in the Sun-rise Pointe Development. New development will connect to these existing systems.

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AZoningWhen it comes to zoning, the site being focused on only contains two different types of zones; Planned Unit Development (R-4) and Agricultural (A-1). Currently the only developed land within the site is the Sunsplash Community in the lower portion of the site. The surrounding parcels are being used as agriculture but zoned as Planned Unit Development for future development to occur. There is only one parcel south of the Rising Sun Dr where it is zoned as agriculture, in which a family owns. The two parcels located north of Rising Sun Dr are both zoned for agriculture. Since the parcels immediately surrounding the Sunsplash Community is already zoned Planned Unit Development, those will not be needed for change in order to begin development. However, the parcels currently zoned as Agriculture will need to be changed to either Planned Unit Development or some other zone in which it will be relevant to our needs. The two agricultural parcels located north of Rising Sun Dr will be re-zoned into General Commercial/Highway Service (C-2) to accommodate University Ave. These three zones will need to be approved by the city in order to change them to the right zoning district.

Since the majority of land within the site is mainly agriculture based land, there lacks roads present throughout the site. The development of a road needed would dissect the area in order to continue any further development made to the area. Extensions of 70th St and 68th St are plausible road improvements to increase future development within this area. The extension of Sunsplash east-ward and eventually connecting to the 68/70 St road will also be an improvement made to help further development. Meacham Dr, which is located on the north-ern outskirts of the site and runs parallel to University Ave, will also be a plausi-ble road extension. This extension will be the continued construction of each road and meet together splitting the two agricultural parcels north of Rising Sun Dr. This area will be mainly focused on commercial development.

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AMarket Assessments

There are currently 15 undeveloped parcels located within the subarea that is being focused on. Each of these parcels has different land owners in which each will need to be compensated for the future development of these lands. Out of the 15 different parcels owned, there are only six different ownerships or land trusts. These 6 include; Randall Cambell, 2 Rivers Bank & Trust, William A. Schweiker, 4 Mile Development, Rising Sun Development, and All Points Development. The Cam-bell, 2 Rivers and Schweiker each own 1 parcel, where Cambell and Schweiker own the parcels zoned agriculture and the other being Planned Unit Development. The other 4 ownerships are zoned Planned Unit Development with the third agri-culture parcel being owned by All Points Development. The Cambell parcel currently takes up the most acreage of 114.25 acres costing around $193,260. 2 Rivers Bank & Trust parcel covers less than 10 acres and costs $18,960. The Schweiker parcel covers 17.73 acres and costs $31,980. The Rising Sun Development and 4 Mile Development each possess 3 parcels each, where Rising Sun’s parcels add up to 56.68 acres with a cost totally around $104,190. 4 Mile Developments’ parcels add up to 64.89 acres costing $120,550. All Points Development with the most parcels owned at 6 totals up to 196.35 acres worth $356,970. Again these are the total number of parcels owned by each owner. There are 13 parcels making up the subarea mainly focused on residential use. This area again is located south of Rising Sun Dr. These 13 parcels make up roughly 400 acres worth $682,060. The other two parcels north of Rising Sun Dr. will be focused on general commercial and highway services, these make up about 80 acres worth $143,850. The num-bers above are not the asking prices which each developer is asking; however, they are what the land value in its current form according to the county assessor.

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ADevelopment Goals

The subarea is divided into two separate areas. The zone above Rising Sun Drive will be primarily commercial and attract business from the highway.

The zone to the south of Rising Sun Drive will be primarily residen-tial, consisting of mostly single family homes, some duplexes and a few apartment buildings. The residential zone will focus on the preservation of the natural greenway that runs northeast to south-west. There area will prominently feature the greenway in consid-eration of the development plan. The area will be connected through roads and multi-use trails.

Rising Sun Drive

University Avenue

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AShort-Term

The most important part of the new Sunrise Pointe is the connectivity of roads through the subarea. Southeast 68th Street currently ends at Southeast 6th Avenue. Northeast 70th Street ends turns into Northeast Rising Sun Drive. These two streets, SE 68th St and NE 70th St, will be connected with a new road. This road is to be named 69th Street. This new road will be a green street that will utilize a center lane that will have planted trees and bike lines. This will be a through traffic street and create a connection to the Sunrise Pointe Development.

Where 69th street intersects with Rising Sun Drive, there will be a roundabout to control the flow of traffic. The roundabout for the area will be a double lane type. This will allow two lanes of traffic to drive down 69th Street. 69th Street will be a main street through the subarea with Rising Sun Drive branching off the roundabout east and west. The center circle will be about 75 feet in diameter and contain plantings appropriate for the rest of the sub-area. The bicycle and pedestrian trail will follow 69th Street and route through the roundabout.

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AShort Term

The other part of the short term goal of main connectivity is to extend Meacham Drive from South East Polk High School to where is connects behind the Rising Sun Church of Christ. This will also be a green street and feature bike lanes and trees for traffic calming. This will be a main street for directing traffic through the commercial space.

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AMid-Term

Mid-term goals are broken into two different phases. Phase 1(red box) will focus on develop-ment that happens south of Sunsplash Drive. Phase 2 (blue box) will focus the development north and east of Sunsplash Drive and the newly formed 69th Street.

Phase 1

Phase 2

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APhase 1

Phase 1 – South of Sunsplash Drive

Following the creation of the 69th Street through the area, Southeast Sunsplash Drive will extend east and connect to 69th Street. This will be a neighborhood collector street that will allow residents of Sunrise Pointe to have a through access road. Fol-lowing this road, Sweetgrass Drive will extend south. The road will yield two new roads and also extend to the east and connect to 69th Street. These two streets will yield about 100 new resi-dential lots. Sunnyview Drive will extend south and connect the two neighborhood streets and act as a collector street for resi-dents living this part of the neighborhood.

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APhase 2 Phase 2 - North of Sunsplash Drive

Following the new development of the area south of Sunsplash Drive, development will take place moving north. Sweetgrass Lane and Sugar-berry lane will connect north of the pond that currently exists. This will close of this area and form a park around the pond. There will be no new development surrounding the pond. A new access road will be created to accommodate more housing. Sugarberry Lane will eventually head east and connect to 69th Street. Adding these two streets and extending Dorr Lane north will create about 125 new lots.

The other street that needs to be extended will be Wildflower Lane. This will extend north to an apartment development. It will also extend east and connect with 69th Street. Along the west side of the street will be a green buffer to allow older homes to be separated from new development. There will be approximately 70 new lots along Wildflower Lane.

During Phase 2, there will be some lower density, larger lots that will develop to the east of 69th Street. These lots will feature a more open feel and surrounded by green space. Part of this phase will incorporate town housing along 69th Street. The style of housing along 69th will be townhouse type.

The final part of Phase 2 will be the copletion and connection of the pedestrian and bicycles trals

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ALong TermThis will be part of the final plan. This zone, north of Rising Sun Drive and south of Highway 163 will be designated general commer-cial/highway service. The goal for the commercial to be developed here would be restaurants, retails, and service. This will be local shop-ping and the goal would be to bring in shops and restaurants that will benefit the residents of the immediate area along with attracting user from off the highway.

In total, the final plan will have 364 new residential lots, 32 townhomes, and 3 apartment buildings and will bring in 17 new or expanded roads

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AImplementation

The Sunrise Pointe Development will be funded mostly by the developer that brings their building experience to execute our vision in the subarea. The City of Pleasant Hill will also assist with funding and it is in the city’s best inter-est to develop the subarea for the projected population growth.

Funding for pedestrian trails will be provided by Department of Transportation through their greenway and recre-ation trails programs. The City of Pleasant Hill will provide �nancial assistance due to their interest in growth and connectivity for the area.

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ASources

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Burden, Dan. Ped Bike Images. Pedbikeimages.org. Retrieved December 1, 2013

Pleasant Hill GIS Data. (n.d.).

Streetmix. (n.d.). Streetmix. Retrieved November 10, 2013. Streetmix.net.

Zoning Ordinace of Pleasant Hill. (n.d.). Retrieved November 15, 2013.

Pleasant Hill, IA. (n.d.). Retrieved November 12, 2013. ci.pleasant-hill.ia.us.

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