Master Planning & Implementation
The Phase 1 Concept Plan, presented at an open house in April 2018, generated a lot of buzz. The project received enthusiastic responses over the amount of protected open space and agricultural land, the mix of housing opportunities, the uniqueness of the development and the access to trails. Concerns with the Phase 1 plan centered on the total number of residential units and the associated density and traffic impacts, in particular the potential traffic impact to Dows Road.
The Phase 2 Master Plan incorporates specific design changes in response to concerns heard during Phase 1, while keeping the overall vision for the project strong. The most significant design changes are:
- Eliminating “The Cloister” single-family neighborhood (part of a reduction of 100 total residential units)
- Eliminating direct access from the development onto Dows Road
- Providing better access to the farm from the neighborhoods
- Reducing the number of apartment units
- Reconfiguring the streets & residential unit mix; providing additional community gardens
- Eliminating the trailhead off of Wanatee Creek Road
Phase 1 is shown in the map on the left and Phase 2 is shown in the map on the right.
Additionally, a Residential Market Analysis and a Traffic Impact Study have been completed.
Residential Market Analysis Conclusion
- The Dows Farm Agri-Community is a unique product, which may result in a higher level of demand within a potentially smaller buyer market
- The low risk/high profit products are likely the single family dwellings on moderate- to small-size lots and the apartment rentals
- The project is expected to have at least a 5-6 year buildout.
Traffic Impact Study Conclusions
- Mt. Vernon Road has excess capacity and can absorb the traffic generated by the project
- Additional study is required to determine what, if any, traffic controls or calming measures should be implemented at the eastern-most access point with Mt. Vernon Road
- With the elimination of the direct access onto Dows Road (other than for farm-related services), minimal traffic impact from the project is anticipated to Dows Road or Wanatee Creek Road.
Sustainable development involves planning and design for development in a way that efficiently uses land, energy, and water in order to reduce waste and pollution and conserve natural resources. The Dows Farm Agri-Community incorporates several sustainable development practices as encouraged by the Linn County Comprehensive Plan. Relevant sustainable development strategies from the comprehensive plan that are reflected in the Dows Farm design include:
- Increase energy efficiency of new development (including design, materials, and energy sources)
- Encourage development patterns that decrease vehicle trips and considers energy efficiency in subdivision design
- Allow for siting of local food system chain of activities including production, processing, aggregation and distribution of local foods
- Identify and protect resources that provide holding capacity for stormwater and that slow surface runoff
- Adopt subdivision design standards for stormwater runoff such as infiltration-based practices and low-impact development standards
- Encourage the conservation, restoration or creation of wetland areas and riparian corridors
- Encourage higher density in areas identified for urban and suburban development
- Encourage street designs that reduce pavement width, provide natural drainage and provide street trees on both sides of streets
- Encourage solar access for new development and building designs that incorporate active or passive solar heating and cooling
- Encourage parking standards to reduce the number of required parking spaces and encourage shared parking
Additional Phase 2 Services
Phase 2 services will also include development guidance documents for developers and landowners. The documents will provide a template for site development and for building design and construction to achieve the vision articulated in the development concept and the intent of the master plan. These services will also identify and recommend appropriate public investments/development incentives and create zoning or other entitlement regulations.