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Regency Land Services, a division of Regency Homes, in conjunction with High Development Corporation, is proposing a 200-acre project called The Villages at Tiffin. The proposed development is between Ireland and Jasper avenues near the Interstate 80 exit.

"There's going to be a lot of exciting things; this will change Tiffin forever," said Darryl High, president and chief executive officer of High Development Corp.

The project is the biggest Regency has attempted in Johnson County and one of the largest statewide for the West Des Moines-based company, High said.

Tiffin is one of the fastest growing towns in the area. Its population jumped from 975 in 2000 to an estimated 1,417 in 2004, according to the U.S. Census Bureau.

High said if the city approves the plans, work could begin this year.

Jim Angstman, vice president of Regency Land Services and the High Development Corp., said because the project was so large, it could take as long as 10 to 15 years to complete. Phasing will depend on interest from companies who want to locate to the area, he said.

Angstman said it's too early to identify companies that might move into the development or to discuss many specific details about the project because much of it is speculation and could change as the companies work with the city.
 
He said the proposed outlet mall would be similar in scope to the one in nearby Williamsburg. The Tanger Outlet Center in Williamsburg is a 275,000 square foot shopping center with 57 stores such as The Gap, Nike, Liz Claiborne, Polo Ralph Lauren and Coach. A hotel and water park could be a good way to get people who drive to area attractions, such as the proposed rain forest project in neighboring Coralville or the new casino in Riverside, to stay in Tiffin, Angstman said.

"Most of these folks are going to want to take advantage of other things if they drive all the way to Coralville," Angstman said. "They might spend six hours at the rain forest, but what will they do with the rest of the weekend?"

The project also calls for a proposed lake, which sit on about 13 acres adjacent to a planned city park with green space and a trail system.

"We'll take an area that's getting very little or no use right now and turn into a productive part of the city," Angstman said.

Neighbors of the proposed project are interested to see how it will work.

Roly Kantaphone, a 28-year-old University of Iowa student who lives just behind the proposed development, said she thinks it's a good idea.

"I was hoping they'd do something with that area to eliminate the deer," she said.

Jerry Gerard owns the Team Products Paintball Field. It's within the area proposed for development. He's leased the land for three years and hopes the plans won't call for him to move.

"We'd like to believe we could not only coexist back here, but be a real part of the town," Gerard said, noting that his business draws between 1,000 and 2,000 visitors each year.

Larry Ryan, a 67-year-old retired farmer, has lived across Ireland Avenue from the proposed development for 30 years. He built the single-story ranch house, the out-buildings and planted more than 10,000 trees on his 110 acres.

He said he's watched people propose different projects for the land, which he describes as spongy and not good farmland, for as long as he's been around.

"There's been talk about truck stops, a big motel complex, and none of it happened," he said.

Ryan said he's concerned about how a large project would affect the value of his land and his pace of life.

"There are only two houses on this road. It's been kind of nice and peaceful," he said. "But there is such a thing as progress. It's a fact of life. It attracts jobs and families."

Ryan said he's seen almost every piece of land he used to rent and farm in the area developed, and he might consider selling his land as well.

"I guess if they come and offer the right amount, I'll go," he said.

City clerk Margaret Reihman said the city wants to be sure the project includes road improvements, especially to Jasper Avenue, which is gravel.

"Residents there just can't be left in the dust," she said.

Angstman said road improvements would be a part of the project.

The developers will meet with the Tiffin City Council and planning and zoning commission at 6:30 p.m. Wednesday for an informational meeting at city hall.

Regency Land is a division of Regency Homes, which was founded in 1986. The company has its headquarters in West Des Moines. The Eastern Iowa office is in Cedar Rapids. High Development Corporation works with Regency to acquire land and is located in the Cedar Rapids office.

• Headquarters: 6600 Westown Parkway, West Des Moines, Iowa 50266.

• Phone: 515-270-1497

• Regency's Eastern Iowa office and High Development Corporation: 1100 Old Marion Road N.E., Cedar Rapids, Iowa 52402.

• Phone: 319-395-9300

• On the Web: www.highdevelopment.com or www.regencyhomes.com.

• Grandview Court Condominiums in University Heights: Five condominium buildings there will be updated and a new 36-unit, three-story condominium building will be added.

• Mackinaw Village: A 75-acre housing development north of Foster Road, near the site of the Coralville rain forest.