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1. What is an Agri-Community?

An agri-community is a development built around a working farm – think of a golf course development, only instead of a golf course the central amenity is a farm. Typically, the farm is relatively small, uses farming practices that minimize the impacts on the surrounding development, and welcomes the surrounding residents and neighbors to get to know the farmer and learn about the farm operation.

2. Why did the County buy this land?

The north 306 acres is adjacent to the county-owned Wanatee Park and the City of Cedar Rapids' Gardner Municipal Golf Course. Because of its strategic location adjacent to existing park and recreation facilities, this was the County’s priority for acquisition. The intended long-term use of the 306-acre area is for conservation and related uses.

The south 179 acres, bordered by Mt. Vernon Road on the south, Dows Road on the west, and the Squaw Creek Ridge residential development on the northeast, was included with the purchase and is the project area for the Dows Farm Agri-Community.

3. How much of the site will be protected?

The Dows Farm Agri-Community keeps 75% of the site in conservation open space or agriculture, with only 25% of the site allocated to development of a mix of housing types and a carefully integrated commercial area. Based on feedback from the Phase One Concept Plan, the Phase Two Plan shows a reduction of 100 total dwelling units (from 351 to 251), mostly through a reduction in the number of center hall apartment units.

A maximum of 251 total residential units (1.4 units/acre overall density):

Proposed Residential Type	Range of Units
Large Lot Single-Family	30-40
Standard Lot Single-Family	35-50
Compact Lot Single-Family	20-40
"Cloister" Single-Family	5-10
Townhome	35-60
Cottage/Carriage Home	15-50
Apartments	55-85

There will also be approximately 40,700 gross square feet of commercial space.

4. Could this property be developed if the County wasn't creating an agri-community?

Yes. The property is designated for urban development on the County’s Future Land Use Map, and can be served by city water and sewer. While there are many factors that would determine a final design, it is possible to estimate with some confidence a range of residential lots developed under a conventional subdivision proposal. 

It is reasonable to estimate a minimum of 106 single-family residential lots at a 1-acre lot size, with up to 85% of the site developed and only 15% in open space as flood hazard area.

In order to reduce the cost per lot of providing city water and sewer, it is also reasonable to assume that lot sizes may be smaller than 1 acre, or that duplexes would be included. Lot sizes ranging from ½ acre down to ¼-acre result in a range of 212 – 424 residential lots. Again, up to 85% of the site would be developed, with only 15% in open space as flood hazard area.

5. How does the density of the Dows Farm Agri-Community compare to the density if the property is developed as a conventional subdivision?

The density is very comparable to what it would be as a conventional subdivision. The table below shows a comparison between the density of the Dows Farm Agri-Community with that of conventional subdivisions of various lot sizes.

Type of Development	Number of Lots	Gross Density (179 acres)	% of site protected
Conventional Subdivision - 1 acre lots	106	0.59 units/acre	15%
Conventional Subdivision - 1/2 acre lots	212	1.18 units/acre	15%
Conventional Subdivision - 1/4 acre lots	424	2.37 units/acre	15%
Dow's Farm Agri-Community	251	1.40 units/acre	75%

6. Has a traffic study been completed for this project?

Yes. Plus, based on feedback from neighbors in response to the Phase 1 Concept Plan, the street design has been revised to eliminate direct access from the development onto Dows Road. The Traffic Impact Study concludes:

• 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 Road.

7. Will the County act as the developer?

No. Linn County will issue requests for proposals to developers, and will select a developer (or developers) based on their proposals, or bids, to develop the property in accordance with the Dows Farm Agri-Community guidelines. The design of the buildings, the interspersing of open space within the development, and the relationships between the uses will be carefully governed as part of the development requirements.

8. How long will it take for the Dows Farm Agri-Community to be completed?

That depends on a number of factors, such as how much of the market it will capture, and interest rates. A Residential Market Analysis has been completed. The Residential Market Analysis concludes:

• 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.

9. Whom should I contact if I have questions or would like to learn more?

Contact Charlie Nichols, Linn County Planning & Development Director at 319-892-5139 or by email at [email protected].