Johnston Development Thread

[Mastermind]

Aslan Hallmark is seeking tax credits for senior housing just east of Merle Hay at 5705 NW 57th Ave.
http://www.cityofjohnston.com/boards/co ... _700pm.pdf

I noticed the same company sought tax credits for a project in SE Des Moines. Not sure on the status of that. The latest information i could find was from April 2009 http://www.dmgov.org/Government/CityCou ... 09-554.pdf

[Mastermind]

Update on Aslan Hallmark Senior Housing
60 units would be located to the east of Merle Hay behind Bank of the West.

[Mastermind]

Hubbell is requesting zoning approval for the 55+yrs Senior town home complex just west of Kum & Go on Merle Hay, south of the Johnston Library. The complex named the "Cottages of Johnston Commons" will comprise of 8 buildings with 4 rental homes in each unit. The project is expected to cost $5 Million. Hubbell plans to build according to the Green Development Planned outlined by the State of Iowa Green Streets Program. Exterior Materials will be 60+% brick or stone with the remainder being Hardie Plank Siding.

There are a few land movers on site. Might get be getting ready to move some dirt.

[Mastermind]

There is a new 157 "rental condo" (Haverkamp-properties trying to classify as rental condos to get a lower tax rate) complex being proposed for Johnston in the Providence Point neighborhood which is located at NW 62nd Ave and 103rd St. The developer claimed he would not build if he did not get this zoning. The council ok'ed the classification. Does anyone know just how often this is being used? The developer claims everyone building apartments in Iowa is doing the same thing.

[QuadCityImages]

Here's a QCTimes article about their use of "residential cooperatives" to get tax breaks, which I think is probably what you're referring to.

Landlords tap 1947 law for tax break -QCTimes

[Mastermind]

Here's a QCTimes article about their use of "residential cooperatives" to get tax breaks, which I think is probably what you're referring to.

Landlords tap 1947 law for tax break -QCTimes

Yeah, its similar, but these would be built not a conversion of condo units. A council member also mentioned the governors budget and how the apartment rate could drop 40%.

[DMRyan]

What a loophole that will just add to the budget woes to cities already facing problems. This does seem to be quite common for new construction of apartments in Iowa.

West Des Moines, Des Moines and likely a few others passed ordinances for existing apartment buildings that required them to be entirely brought up to code for condo units (fire separation) if the owners were to file a condominium regime and take advantage of the loophole. That seemed to stop the tide of these conversions on existing units. Now the state legislature needs to address this on a statewide level unless they give cities more tools to bring money in besides the tax base.

[JMsioux]

There is a new 157 "rental condo" (Haverkamp-properties trying to classify as rental condos to get a lower tax rate) complex being proposed for Johnston in the Providence Point neighborhood which is located at NW 62nd Ave and 103rd St. The developer claimed he would not build if he did not get this zoning. The council ok'ed the classification. Does anyone know just how often this is being used? The developer claims everyone building apartments in Iowa is doing the same thing.

It was a big topic in the news last summer in the IC / CR area with many apartment buildings, including the one I just moved out of, being reclassified as condos by their respective owners. I may be wrong, but I belive it cost the CR budget around $2 million when the reclassifications took place over a period of time.

[Mastermind]

With the occupancy rates in the DSM metro over 95%, i find it hard to believe developers wont build without this classification. I am all for development, but this is just shady. http://www.desmoinesregister.com/articl ... oines-area

[mastermind2]

Johnston Public Safety Building (Fire & Police HQ)
Johnston will be proposing a referendum for a Public Safety building in either August 2011 or March 2012. The building will be approximately 42,000 sq feet (slightly smaller than the new DSM Fire Station downtown) A focus group will give input on the proposed Pubic Safety Building. The main decision will be where to build the new facility. The two options are:
East Side:
Build on Merle Hay just north of the current City Council. Build a new fire station on the West side around 62nd Ave and NW 100th St.
West Side
Build near 62nd Ave and NW 100thSt and renovate the current Fire Station next to Johnston High.

http://www.desmoinesregister.com/articl ... rontpage|s

To me it makes sense to build the large Public Safety facility on the East Side. This area is in need of a major shot in the arm.

Thankfully the East side was chosen as the site of the new Public Safety Building. Hopefully it will be the shot in the arm that Merle Hay needs. Also, they have released a rendering. Not exactly impressive, but after the Recreation Fields were shot down a few years ago, they want to be sure this passes.


Facing Merle Hay

South Wall

[Mastermind]

Johnston School District is looking at building a 14,000 sq ft second story addition to Summit Middle School.

[Mastermind]

A Johnston focus group is leaning toward recommending 2 highschools.

[DMRyan]

^
Two high schools built fairly soon or well into the future? I can't imagine two high schools being needed yet in a suburb of 20,000 unless the district boundaries are massive and overlap into other cities.

[Mastermind]

^
Two high schools built fairly soon or well into the future? I can't imagine two high schools being needed yet in a suburb of 20,000 unless the district boundaries are massive and overlap into other cities.

I believe its a little of both. I know parts of Des Moines and Grimes are in the Johnston School District. I believe they are expecting 600 per class in 20 years. They are talking about the possibility of two schools because the initial plan was for Johnston High to swallow up Johnston Middle, and to build a new Middle School.

[Mastermind]

Johnston Public Safety Building (Fire & Police HQ)
Johnston will be proposing a referendum for a Public Safety building in either August 2011 or March 2012. The building will be approximately 42,000 sq feet (slightly smaller than the new DSM Fire Station downtown) A focus group will give input on the proposed Pubic Safety Building. The main decision will be where to build the new facility. The two options are:
East Side:
Build on Merle Hay just north of the current City Council. Build a new fire station on the West side around 62nd Ave and NW 100th St.
West Side
Build near 62nd Ave and NW 100thSt and renovate the current Fire Station next to Johnston High.

http://www.desmoinesregister.com/articl ... rontpage|s

To me it makes sense to build the large Public Safety facility on the East Side. This area is in need of a major shot in the arm.

Thankfully the East side was chosen as the site of the new Public Safety Building. Hopefully it will be the shot in the arm that Merle Hay needs. Also, they have released a rendering. Not exactly impressive, but after the Recreation Fields were shot down a few years ago, they want to be sure this passes.


Facing Merle Hay

South Wall

Johnston Voters will vote August 2nd on the Public Safety Building

http://www.desmoinesregister.com/articl ... rontpage|s

[DMRyan]

^
What's the over/under on a non-school related referendum actually getting approved right now?

[Mastermind]

^
What's the over/under on a non-school related referendum actually getting approved right now?

They are actually pretty confident on this one. The need is obvious, opposed to the failed recreation fields. I say it passes 65-35

[Mastermind]

Johnston isn't fooling around this time in regards to the bond referendum for the Public safety building. They are have a direct mail campaign, countless ads in local circulars and newspapers. Robo-calls, they have support for several neighborhood associations, etc. I would be surprised if this doesn't get more than 70% of the vote.

Question: Does every city in the DSM need to put public facilities like this to a vote? Is Johnston unique?

[Mastermind]

Johnston isn't fooling around this time in regards to the bond referendum for the Public safety building. They are have a direct mail campaign, countless ads in local circulars and newspapers. Robo-calls, they have support for several neighborhood associations, etc. I would be surprised if this doesn't get more than 70% of the vote.

Question: Does every city in the DSM need to put public facilities like this to a vote? Is Johnston unique?

Easy squeezy. 82% approval.
http://www.desmoinesregister.com/articl ... nav%7Chead

[Mastermind]

The Garden Grill will be opening in the stand-alone restaurant that housed 5 & Diner near Wynnsong Cinema.

[Mastermind]

Design Alliance of Waukee will be designing the Johnston Public Safety Building. They also did the West Des Moines building shown below

[Mastermind]

^
Two high schools built fairly soon or well into the future? I can't imagine two high schools being needed yet in a suburb of 20,000 unless the district boundaries are massive and overlap into other cities.

I believe its a little of both. I know parts of Des Moines and Grimes are in the Johnston School District. I believe they are expecting 600 per class in 20 years. They are talking about the possibility of two schools because the initial plan was for Johnston High to swallow up Johnston Middle, and to build a new Middle School.

It looks like Johnston may vote next year on a new highschool, I do not believe this is a 2nd highschool, rather a replacement.
http://blogs.desmoinesregister.com/dmr/ ... -johnston/

[Mastermind]

Widening of NW 62nd Ave is well underway. 3 phases with a completion date of Dec. 2012. There will be 5 roundabouts, a new bridge over Beaver Creek, & 4 lanes.

[Mastermind]

Cornerstone Connons
Silverstone Partners has submitted their site plans for the 62 unit Senior Housing development at 6365 Merle Hay. I believe this development will be adjacent to the new Public Safety building. it will be 3 stories, have underground parking, and will use hardi plank siding and brick for the exterior. This development will have market rate and subsidized units. Construction will begin in January with the grand opening set for October 2012.


Proposed Johnston High School
Would be located north of 62nd Ave and West of NW 100st.
Could be open by 2015
Cost $75 Million
325,000 Sq Ft
Grades 10-12 with capacity for 1800 students

For comparison purposes, Ankeny Centennial costs $50 Million and will house grades 10-12 with capacity for 1400 students

[Mastermind]

Johnston Public Safety Building (Fire & Police HQ)
Johnston will be proposing a referendum for a Public Safety building in either August 2011 or March 2012. The building will be approximately 42,000 sq feet (slightly smaller than the new DSM Fire Station downtown) A focus group will give input on the proposed Pubic Safety Building. The main decision will be where to build the new facility. The two options are:
East Side:
Build on Merle Hay just north of the current City Council. Build a new fire station on the West side around 62nd Ave and NW 100th St.
West Side
Build near 62nd Ave and NW 100thSt and renovate the current Fire Station next to Johnston High.

http://www.desmoinesregister.com/articl ... rontpage|s

To me it makes sense to build the large Public Safety facility on the East Side. This area is in need of a major shot in the arm.

Thankfully the East side was chosen as the site of the new Public Safety Building. Hopefully it will be the shot in the arm that Merle Hay needs. Also, they have released a rendering. Not exactly impressive, but after the Recreation Fields were shot down a few years ago, they want to be sure this passes.


Facing Merle Hay

South Wall

Site Development has started at this site. A small house was torn down and grading is under way.

[Mastermind]

Opps. This article says they wont break ground til December. And will be located on NW 64th & Merle Hay.
http://www.desmoinesregister.com/articl ... ll|text||s
I think they are building the foundation for the Cornerstone Commons Senior Housing. The foundation is T shaped like mentioned earlier.This is at NW 63rd and Merle Hay.

[Mastermind]

This will have underground parking. They already have about 1/4 of the garage walls poured.

http://www.desmoinesregister.com/articl ... ll|text||s

[Mastermind]

This will have underground parking. They already have about 1/4 of the garage walls poured.

http://www.desmoinesregister.com/articl ... ll|text||s

This building has topped out at 3 stories with underground parking.

[Mastermind]

$123,000,000 in school improvements include a $51,000,000 bond set for the new Johnston Highschool. The highschool could be voted on in September.

Opening in 2015
325,000 sq ft
1,800 students (600 per class)
http://www.desmoinesregister.com/articl ... igh-school

[Mastermind]

The Caseys on 6110 Merle Hay plans to add approximately 600 sq ft to the existing building.