Pleasant Hill

Pleasant Hill
Comprehensive Plan
Steering Committee
Analysis Review Meeting
July 20, 2023

Meeting Agenda
01. Project Scope + Schedule Review
02. Logo + Website Reveal
03. Physical Profile
04. Infrastructure + Transportation Overview

05. Market Analysis
06. Key Takeaways
07. What’s Next?


05. Market Analysis
06. Key Takeaways
07. What’s Next?
01 Project Scope + Schedule Overview

Project Scope
« Four phase process
WE ARE HERE
Phase One Phase Two Phase Three Phase Four

PROJECT KICK- VISION, INPUT DRAFT PLAN + FINAL PLAN +
OFF, RESEARCH & DIRECTION EVALUATION ADOPTION
& ANALYSIS
Project Scope
Phase One – Project Kick-Off, Research + Analysis
« Pre-Kick-Off Meeting with City Staff / May 4, 2023
« Communication Plan
« Kick-Off Meeting with Steering Committee / June 1, 2023
« Project Branding
« Sub-Area Plan Site Selection
« Economic Development Analysis
« Analysis Review Meeting with Steering Committee / July 20, 2023
« Analysis Review Joint Workshop with Planning Commission + City Council /

August 15, 2023
Project Schedule
Big Picture Schedule
WE ARE HERE
01 Project Scope + Schedule Review

05. Market Analysis
06. Key Takeaways
07. What’s Next?
02 Logo + Website Reveal

Logo Reveal
« The votes are in…
Website Launch
« View the logo on our project website
« https://engage.thinkconfluence.com/pleasant-hill-comprehensive-plan
SCAN ME
01. Meet Our Team
02. Project Scope + Schedule Overview

05. Market Analysis
06. Key Takeaways
07. What’s Next?
03 Physical Profile
Physical Profile
Base Map
« 10.85 square miles Altoona
« Incorporated in 1956
« Closest suburb to
Highway 163
Downtown Des Moines Des
(approximately 15 Moines
minutes or 6 miles)
Rising Sun
Physical Profile
Existing Land Use
« Lots of undeveloped Altoona
land on east side of
community – both
highway facing and
otherwise Highway 163
Des
Moines
« Significant low-
density residential
presence
« Several large parks

and public/semi-
public areas
Physical Profile
Existing Land Use
« Lots of room to growth with a significant amount of
ag/open space
« Low-density residential most significant developed

land use
Ag Open Space 51.3%
Low-Density Residential 17.0%
Public / Semi-Public 10.2%
Light Industrial / Industrial 6.9%
Parks and Recreation 6.5%
Commercial 3.4%
Medium-Density Residential 2.1%
High-Density Residential 1.6%
Planned Residential 0.9%
0% 10% 20% 30% 40% 50% 60%

Physical Profile
Residential Areas
« Predominantly single- Altoona
family detached
homes
« Some medium and Highway 163

Des
higher density options Moines
available near
University Ave / Hwy
163
Physical Profile Residential Area Profiles
Year Built Total Living Area Total Value
Number of Bedrooms Basement / No Basement Number of Bathrooms

Physical Profile
Neighborhood
Vulnerability Altoona
Analysis
« Homes built 1950 or
earlier
Highway 163
+ Des
« Homes <1,200 SF Moines
+
« Homes < $150,000
+
« 2 or fewer bedrooms
+
« 1 bathroom
Physical Profile
Zoning Map
« Industrial zoning Altoona
south end of town
« Commercial along
University Ave Highway 163
Des
Moines
« Special Commerce
Park zoning
« PUDs used for

residential
development
throughout city
Physical Profile
Water
Features Altoona
« Type 1 + 2
streams
« Wetlands
(lake/ponds + Highway 163
Des
reservoirs, Moines
riverine)
« Active members
of two WMAs
« Mud, Camp, &

Spring WMA
« Four Mile
Creek WMA
« Stream Buffer
Protection +
Management
Ordinance in
place
Physical Profile
Tree Cover
« Latest GIS data on tree Altoona
cover in from 2009
« iTree Canopy analysis

puts tree cover at 18.9% Highway 163
Des
(+/- 3.72%) Moines
« Most tree cover is near

water features /
floodplain south and
west of town
Physical Profile
Parks and Recreation
« Exceeds LOS standards for park acres Altoona
(total, neighborhood, & community) Copper Creek Golf
Course
« Strong history of park improvements Copper Creek

Park
with clear communication
Highway 163
« Varied recreation programming with Des Christie Lane
Meacham
Moines Park
Sunrise Park
easy-to-use online registration Place
Park
Park Name Acres

Doanes Park 40 Sunset Park
Copper Creek Lake Park 65.5 Doanes Park

Copper Creek Lake Park (Excludes Lake) 25.5
Hickory Glen
Sunrise Park 7.5 Park
Meacham Place Park 2.6
Oak Hill Park 2
Sunset Park 7.5
Hickory Glen Park 76
TOTAL LAND ACRES 201.1

TOTAL ACRES (Excludes Lake) 161.1
EXISTING POPULATION (2021) 11,186
EXISTING LEVEL OF SERVICE 18.0

EXISTING LEVEL OF SERVICE (Excludes Lake) 14.4
04. Infrastructure + Transportation Analysis

05. Market Analysis
06. Key Takeaways
07. What’s Next?
04 Infrastructure + Transportation
Analysis
Infrastructure Analysis
Corporate Limits
« Existing Corporate
Limits
« Future Growth Areas

« Martha Miller Drive
Corridor
« Commerce Park
« SE 68th/NE 70th
Street Corridor
« Stubbs Property
« NE 80th Corridor
« SE 6th Corridor
« Childers Property
« Sanitary Sewer
Infrastructure
Infrastructure Analysis
Sanitary Sewer
Infrastructure
« 60th Lift Station
Renovation
« Gibson Sanitary
Sewer Extension
« NE 64th Sanitary
Sewer Extension
« NE 80th Sanitary
Sewer Extension
Transportation Analysis
Transportation Plan &
Infrastructure
« NE 75th Street / Commerce
Park
« Martha Miller Drive / 64th

Street Improvements
« NE 70th Street
Improvements
« Rising Sun Drive

Reconstruction
« SE 68th Street
Improvements
« Sherrylynn / University
Avenue Improvements
« Shadyview / University
Avenue Improvements
« Shadyview Blvd.
Reconstruction
Transportation Analysis
Stormwater
Management and Open
Space
« Stream Buffer Ordinance
« Iowa Stormwater
Management Manual
(ISWMM)
« Regional Stormwater
Management Basins

05. Market Analysis
06. Key Takeaways
07. What’s Next?
05 Market Analysis
Economic Development Analysis
« Demographics
« Housing Market & Demand
« Employment & Commercial

Markets
« Next Steps
Key Questions for Pleasant Hill
« How has Pleasant Hill changed over
the years? In terms of population, age,
household composition, income, etc.?
« How much growth can Pleasant Hill

expect by 2050? In terms of population,
housing and employment?
« Where should this growth be

concentrated? Is there potential for a
new mixed-use commercial district?
Key Questions for Pleasant Hill
« What are the regional and local trends
in the housing market? In terms of
supply, cost, and competition?
« What is the connection between
employment growth and housing?
Related to things like workforce housing
and housing mix.
« What is the potential for new
commercial development in Pleasant
Hill? For retail and otherwise?
« How will property tax revenues be
impacted by future development
patterns in relation to HF 718? Will
certain land uses maximize revenue?
DEMOGRAPHICS
Demographics
Population Growth
Growth has slowed since 2010, with an Pleasant Hill has grown at a slower rate
annual growth rate of 1.5% than nearby Altoona since the 2010 U.S.
Census; Slightly slower than Polk County
and the Des Moines metro.
Demographics
Projecting Population Growth 28,730
Looked at three different

forecasting approaches, all
based on historical growth
from 2000 to 2020: 20,885
The Medium serves as the basis 17,765
for housing and retail forecasts

to follow:
• Share-of-county projection,
yields a doubling in 10,147
Pleasant Hill’s population
by 2050 over the 2020 count
5,070
Demographics
Population by Age
Pleasant Hill’s population has fewer children Pleasant Hill’s population has aged since
& teens, and a larger share of older adults, 2010. It is younger than the Des Moines
than neighboring communities. metro and Iowa statewide averages.
Demographics
Educational Attainment
« Slightly lower levels of educational

attainment than the region, while
being higher than the statewide
average.
« Bachelor’s Degree or higher:

« Pleasant Hill: 33.9%
« Altoona: 34.1%
« Ankeny: 52.9%
« Polk County: 39.5%
« Des Moines Metro: 39.5%
« Iowa: 30.9%
Demographics
Household Composition
« Pleasant Hill Household Size: 2.67

« Polk County: 2.39
« Iowa: 2.38
« One or more Children: 38%

« Polk County: 31%
« Iowa: 29%
« One-Person Households: 34%

« 65 living alone: 11%
« Single-Parent households: 12%

« Polk County: 6.9%
« Iowa: 5.5%
Demographics
Household Size
Over half of Pleasant Hill’s households are There is potential demand of smaller units
made up of one or two people shown by the imbalance of household size
and housing unit size in Pleasant Hill
Demographics
Household Tenure
About a quarter of Pleasant Hill households Renter-occupied households have

are renters. increased more than twice as fast as that of
Higher rate of ownership than region. the metro average.
Demographics
Household Income
Incomes have risen by only 6% since 2010,

Pleasant Hill incomes have stagnated while
compared to 30% in the county.
county and statewide incomes have
continued to increase. Owner-occupied: 22% increase
Renter-occupied: 6% increase
Demographics
Household Income
« Lower share of low-income residents
« Less than 10% of Pleasant Hill residents

earn less than $30k, compared to 17% of
countywide earners.
« Higher share of middle-income and higher

earners
« Nearly a quarter (23%) of Pleasant Hill

residents earn between $50k-$75k,
compared to 18% of the county.
« 13% make between $150k-$200k

compared to 8% of the county Pleasant Hill has a narrower income distribution than
the county, with a lower share of low-income residents
and higher share of middle-income and higher earners.
Demographics
Household Income/Wages
« This map shows both residential

density and wage levels across the
metro.
« Higher wages are skewed towards

the suburban edges, especially to the
west and north.
« Although the eastern and southern

suburbs also have higher incomes,
population density is far lower.
HOUSING MARKET & DEMAND
Housing Market
Housing Production
Housing Market
Housing Production
Pleasant Hill Building Permits, by Type and Value
$300,000
« Pleasant Hill averaged 129 $275,000

48
total annual units $250,000 average 46 95

permitted from 2000 to 2022 $225,000
permit 29
45
157
valuation
$200,000 per unit 73
« 70% of units have been 193
$175,000 single family
single family, though 139
$150,000 33 41
multifamily production has 70 123
31
36
(senior)
37 35 (senior)
been sporadic $125,000
93 93 156 190 96
62
$100,000 190 55 148

38 120
« Average valuations of $75,000 17
43
16
255 72 60
single-family climbed in $50,000
23
recent years $25,000 multifamily
$0
1999
2000
2001
2002
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
US DEPT OF HOUSING AND URBAN DEVELOPMENT, 2022
Housing Market
Housing Costs
Home sales prices have increased much more Since 2013, increases in both home values and
rapidly than rental housing, rising by 31% rental costs have far outpaced median
since 2020. incomes.
Housing Market
Single Family Housing Production
« 3% of single-family home construction in Polk

County has been built in Pleasant Hill (2021-
2022).
« The north of the county has seen the most home

building in recent years, with Ankeny alone
accounting for 39% of all new single-family
homes.
Housing Market
Single Family Housing Production
« Housing in Pleasant Hill is mostly priced in the

$300,000 to $500,000 range.
« Infill housing in Des Moines tends to be priced

roughly around $300,000, while the highest
value housing is being built in the north.
Housing Market
Housing Supply
Three-quarters of the housing supply is in single-unit Majority of housing stock has been built since the 1990s
buildings. “Middle housing” makes up less than 1% 30% built prior to the 1990s / 15% built since 2010
of total housing supply.
Housing Market
Housing Supply
« The oldest homes are found off of Pleasant

Hill Blvd in the western part of the city
« Growth in the 1990s and into the 2000s

spread east, eventually across Hwy 65 and
north across University Ave. into the Copper
Creek Golf Club.
« Newest housing construction has occurred

in subdivisions to the east of Pleasant Hill’s
historic core.
Housing Market
Housing Supply
« The majority of homes sold in the last five

years have sold for between $200,000 and
$300,000, with most other home sales not
going beyond $400,000.
« The least expensive homes sold were

located in the historic neighborhoods
around Pleasant Hill Blvd.
« New construction sold for more than

$300,000, with some approaching
$500,000 and beyond
Housing Market
Detached Single Family Housing Types Unlike nearby jurisdictions, average lot size
for single-family residential homes has
The average lot size for new homes in remained steady, with townhome
Pleasant Hill has decreased over the past five development pulling down the overall
years. average.
Housing Market
Detached Single Family Housing Types
Dominant housing type in Pleasant Hill three Homes have grown in size over the decades,
or four bedroom home on 0.25 acre lot, one and newer subdivisions like Copper Creek and
or two stories, garage. Built through the 1990s. Arbor Lake, have larger homes on larger lots.
4901 Hillcrest Dr 150 Beech Blvd 466 Edgewood Ln 5655 Sunburst Dr

1961 1974 1990 2016
3 beds / 2 baths 4 beds / 2 baths 4 beds / 2.5 baths 5 beds / 3.5 baths
1,303 square feet 1,723 square feet 2,191 square feet 2,173 square feet
0.24 acre lot 0.23 acre lot 0.28 acre lot 0.44 acre lot
$301,000 $264,000 $328,000 $449,900
Housing Market
Attached Single Family Housing Types
« Limited attached single-family housing

supply in Pleasant Hill
4825 Caldwell Ct
2000
« Typical “townhome” style is one- or two-story 2 beds / 3.5 baths
duplex with garage 1,844 square feet
0.31 acre lot
Lexington Park Townhomes $235,000
715 SE 55th St
2017
2 beds / 2 baths
1,410 square feet
0.12 acre lot
$250,000
Housing Market
Multi-Family Housing Supply
« Pleasant Hill has nearly 900 apartment units

– 2.4% of Polk County Total
« Since 2010, Pleasant Hill has accounted for

2.8% of new countywide construction
« More intense across the western and

northern suburbs (and particularly in central
Des Moines)
Housing Market
Multi-Family Housing Supply
« Zooming in to Pleasant Hill

shows older apartment supply
primarily to the west
« Newer projects to east - Most

along University, except for
Yellowbanks on Hwy 65
« Density ranges from 13 to 20

units/ac, with lower density
projects being rental paired
“townhomes”
Housing Market Planned Residential Development
Housing Market
Potential New Housing Types
Housing Market
Housing Market
Housing Market
Housing Market
Housing Market
Future Market Demand
« Projected demand based on Medium

population projections
« Pleasant Hill assumed to continue

capturing 4.3% of Polk County
annual growth (equal to 2000 to
2020 share)
« Equates to approximately 2.4%

annual growth rate through 2050
Housing Market
Residential Mix
« Necessary unit demand is

distributed across income
brackets, tenure (rent vs. own),
and broad product types
« Total New Units: 4,150
« New Apartments: 800
« New SF Homes: 2,540
« Other (including Middle

Housing): 810
EMPLOYMENT & COMMERCIAL MARKETS
Employment
Recent Job Growth
« Pleasant Hill has seen more rapid job

growth over the past decade (27%)
than population growth (15%).
« Pleasant Hill Commerce Park
« 2,000,000+ square feet of

warehousing and logistics
facilities
« Potentially bringing more than

1,300 new jobs to the city.
Employment
Commuting Dynamics
« Pleasant Hill sees a daily outflow of

commuters
« Only 184 residents both live and

work in the city.
« Work-From-Home
« As of Spring 2023, the latest

national research suggests
approximately 25% of workdays
nationally are currently being
worked from home, a number
that appears to be stabilizing.
Employment
Commuting Dynamics
« 40% (2,015) of Pleasant Hill residents

commute to Des Moines for work
« Share of commuters to Ankeny has

grown in recent years
« Share of residents working in

Pleasant Hill has declined in the
past five years
Employment
Commuting Dynamics
« Pleasant Hill employees commute

in from all over the region – More
than 40% of in-commuters come
from “all other locations”
« 26% of in-commuters come from Des

Moines
Commercial Development
Pleasant Hill Overview Pleasant Hill Commerce Park
« Pleasant Hill’s commercial activity is

concentrated along University Ave
« Small cluster of industrial

development to the south
« New Commerce Park will

accommodate a scale of commercial
development as yet unseen in
Pleasant Hill
Regional Office Distribution
« Office space within Pleasant Hill is scarce,

with no new office development since 2010.
Regional Office Distribution
« Largest office development in Pleasant Hill is

the MercyOne Urgent Care
« Pleasant Hill Family Dentistry second largest

Regional Industrial Distribution
« Pleasant Hill has seen a 24% increase in

industrial square footage since 2010
« Altoona and Bondurant both with significant

new logistics development in the east metro
Pleasant Hill Industrial Distribution
« The development of the Commerce Park will

bring the largest industrial development in
the history of Pleasant Hill
Regional Retail Distribution
« Retail construction since 2010 has taken

place mostly in Urbandale, Grimes, Ankeny,
Altoona, and Des Moines, with a small
amount in Pleasant Hill.
« “Right-sizing” retail will be a consideration in

communities moving forward
Pleasant Hill Retail Distribution
« Retail in Pleasant Hill is concentrated

along University Ave.
« Two major grocers:

« Hy-Vee (45,000 s.f., w/ 45K sf in pads)
« Fareway (30,000 s.f.)
« Two small centers along Copper

Creek Dr.
« Copper Creek 9 theater and Copper
Creek Plaza
« Water’s Edge Shopping Center
« Cluster of dining and family

entertainment east of 56th St.
Retail Gap Analysis and Future Demand
Understanding Trade Area Geography
« Foot traffic data from Placer ™ allows

for precise trade area determination.
« This map shows home locations

accounting 70% of all visits to the
Pleasant Hill Hy-Vee.
« Roughly prototypical 3-mile suburban

supermarket catchment radius –
serving all of Pleasant Hill, and a large
swath of east Des Moines that is
underserved by grocery.
PLACER, LCG 2023

Understanding Trade Area Geography
« Pleasant Hill’s Fareway draws from a

similar area –also covering shoppers as
far west as I-235, despite being more
than ½-mi. east of Hy-Vee.
« Because Altoona has both a Fareway

and Hy-Vee, few Altoona households
are drawn south to the Pleasant Hill
options of those chains.
PLACER, LCG 2023

Grocery Chain Performance
« The Pleasant Hill Hy-Vee is the city’s

largest draw in terms of annual foot
traffic with more than 700,000 annual
visits.
« At 13.6 visits per square foot, the

Pleasant Hill Hy-Vee is above that
chain’s metrowide average of 12.5, but
below Altoona (14.3) and Euclid Ave. (16.2
– highest in metro).
« With much smaller store footprints,

Fareway groceries generate many fewer
visits (but also fewer per square foot)
PLACER, LCG 2023

Pleasant Hill vs. East Des Moines
« Pleasant Hill residents do not need to

leave for daily shopping
« East Des Moines residents will shop at

Pleasant Hill stores - The reverse is less
common
« The core (50% of visits) trade areas

for Aldi in DSM versus Hy-Vee in
Pleasant Hill illustrate that
asymmetry.
PLACER, LCG 2023

Home Centers Lowe’s
Menards
« Both Lowe’s and Menards in Altoona

are patronized by Pleasant Hill
residents and have very expansive
trade areas.
« (The Home Depot on S. 14th in

DSM has very little patronage
from PH)
®‹ =L × ‹ =f
Commercial Market
Understanding the Trade Area Geography
« The Great Escape property on 56th

Street offers a family-friendly mix of
entertainment activities
« Bowling, laser tag, independent

restaurant, arcade, etc.
« Attracts very strong visitation – not

quite as high as the PH Hy-Vee, but
with a much wider catchment, as
shown here.
« Demonstrates how a unique tenant

cluster and positioning can
generate strong destination appeal.
Commercial Market
Entertainment Venue Performance
« Pleasant’s Hill’s Great Escape (and adjacent

properties) attract more than 10x the annual
visitor traffic as the struggling Copper Creek
9 theater property north of University.
« Great Escape even compares favorably with

the new Smash Park in West Des Moines – a
sprawling pickleball themed family
entertainment property – especially in terms
of repeat visitation.
« Uncle Bucks Bowl & Grill, the Bass Pro-

adjacent bowling/dining/entertainment
property, attracts less than a third of Great
Escape’s visitor volume.
PLACER, LCG 2023

Commercial Market
« All Pleasant Hill retail and dining establishments rely on a trade area that
extends beyond the city limits (and can vary greatly by store and category).
« Based on Hy-Vee and Fareway, most non-Pleasant Hill spending support

comes from east Des Moines – an area of low growth and lower spending
power per household.
« Great Escape’s performance shows that Pleasant Hill retail has the potential
to reach a wider market for the right offering (although demand in most
categories will continue to be satisfied in Altoona’s regional shopping centers
through the planning horizon).
Commercial Market
« Grocery Stores and Health & Personal Care Stores

show a surplus – indicating that they are a net
spending attractor for households outside the area.
« Looking at the spending power of households

within the PH Hy-Vee trade area, relative to
estimated store sales within the same area, we see
substantial leakage for:
« Building Material, Lawn/Garden stores ($24 million)
« Department Stores and Other General Merchandise

Stores ($38 million)
« Apparel and Accessories ($19 million)
« Restaurants & Bars ($15 million)
« Sporting Goods ($10 million)

Commercial Market
Retail Gap Analysis and Future
Demand
« Because the east Des Moines
portion of the general retail
trade area is growing very
little, we can focus future
demand estimates primarily
on growth from Pleasant
Hill itself.
« Combining current trade area

leakage with anticipated
Pleasant Hill growth through
2050, we show total
estimated supportable
demand for retail space in
the table at right.
NEXT STEPS
Next Steps
Where to Focus New Growth? GROWTH EXPANDING EAST
EXISTING CONCENTRATION
« Can area west of Hwy 65 provide ENOUGH ASSEMBLY
OPTIONS FOR NEW EXPANSION
MIXED-USE DISTRICT TYPE POTENTIAL TO
enough opportunity for mixed-use DEVELOPMENT? CREATE PEDESTRIAN FRIENDLY,
MIXED-USE DISTRICT?
commercial district type development?
« Can University Ave support pedestrian

friendly, mixed-use development?
« Is there a north-south connector that

can support a 4-corner development
near University Ave?
Next Steps
Further Analysis
Opportunity areas and sites for (re)development HF 718 – Property Tax
« Developer interviews to understand where they « Work with City staff to assess revenue impacts
see demand for new housing and development
types in Pleasant Hill « How will development projections impact tax
revenue
« Identify areas based on stakeholder interviews,
public engagement, land value and feasibility « What land uses maximize your tax base?
analyses
« How to incentivize and support land use
outcomes to support tax revenue goals

05. Market Analysis
06. Key Takeaways
07. What’s Next?
06 Key Takeaways
Key Takeaways
« East/west divide
« Food desert in East Des Moines
« Older neighborhoods preservation + long-term impact of changing age

cohorts
« Regional Growth – east metro opportunity and westward limitations
« Mixed-use development opportunities
« Quality of life improvements and placemaking elements
« Future retail growth will be tied to local residential growth – may be more
likely at more neighborhood scale.

05. Market Analysis
06. Key Takeaways
07. What’s Next?
07 What’s Next?
What’s Next?
Near-Term
« Sub-Area Plan Site Selection + Review
« Analysis Review Joint Workshop – August 15, 2023
« Existing Conditions Report
Mid-Term
« Stakeholder Interviews + Focus Group Meetings
« Special Event Activities

« SummerFest – August 26, 2023
« Football game – September 8, 2023
« Public Visioning Workshop – September 28, 2023
« Stakeholder + Public Input Review Meeting – November 9, 2023, at 3:00 PM

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July 20, 2023

03. Physical Profile

04. Infrastructure + Transportation Overview

06. Key Takeaways

07. What’s Next?

03. Physical Profile

04. Infrastructure + Transportation Overview

06. Key Takeaways

07. What’s Next?

01 Project Scope + Schedule Overview

Phase One Phase Two Phase Three Phase Four

« Kick-Off Meeting with Steering Committee / June 1, 2023

« Sub-Area Plan Site Selection

« Economic Development Analysis

« Analysis Review Meeting with Steering Committee / July 20, 2023

« Analysis Review Joint Workshop with Planning Commission + City Council /

03. Physical Profile

04. Infrastructure + Transportation Overview

06. Key Takeaways

07. What’s Next?

02 Logo + Website Reveal

03. Physical Profile

04. Infrastructure + Transportation Overview

06. Key Takeaways

07. What’s Next?

« Several large parks

« Low-density residential most significant developed

Ag Open Space 51.3%

Low-Density Residential 17.0%

Public / Semi-Public 10.2%

Light Industrial / Industrial 6.9%

Parks and Recreation 6.5%

Medium-Density Residential 2.1%

High-Density Residential 1.6%

Planned Residential 0.9%

0% 10% 20% 30% 40% 50% 60%

« Some medium and Highway 163

Year Built Total Living Area Total Value

Number of Bedrooms Basement / No Basement Number of Bathrooms

« PUDs used for

« Mud, Camp, &

« iTree Canopy analysis

« Most tree cover is near

« Strong history of park improvements Copper Creek

Park Name Acres

Copper Creek Lake Park 65.5 Doanes Park

TOTAL LAND ACRES 201.1

EXISTING LEVEL OF SERVICE 18.0

03. Physical Profile

04. Infrastructure + Transportation Analysis

06. Key Takeaways

07. What’s Next?

« Future Growth Areas

« Martha Miller Drive / 64th

« Rising Sun Drive

03. Physical Profile

04. Infrastructure + Transportation Overview

06. Key Takeaways

07. What’s Next?

« Employment & Commercial

« How much growth can Pleasant Hill

« Where should this growth be

Looked at three different