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JUNE 2005
PLANNING DISTRICT 5                                                Click here Planning District 5 Map

District 5 generally occupies the south, central portion of the City, with the southern boundary stopping at the City of Coralville.

The Quail Creek Golf Course is the most prominent urban land use in the district. Other existing urban land uses include medium- and high-density residential concentrated near and north of the golf course. Limited commercial operations exist along Highway 965 and in spot locations within the district.

The map for District 5 proposes the majority of undeveloped land as future residential use. This use should be low- and medium-density single- and multi-family residential. Development should concentrate first on infilling vacant land within and adjacent to existing subdivisions. Future plans include completing the extension of a water main along Jones Boulevard from Forevergreen Road to Penn Street. Future residential development in this area should be a priority within the district in order to capitalize on this public investment.

The map identifies a future extension of the Central Commercial Area along Highway 965 and north of the golf course. With its visibility, this area will become increasingly important over time as the Town Center commercial area to the north takes shape.

The map also proposes commercial development within the district south of the golf course along Highway 965. Commercial uses along the highway should be more dependent on highway exposure than the uses proposed for the Town Center commercial area in order to avoid competition between the two areas. Additionally, the map proposes expanding the commercial area south of Forevergreen Road, along the Coralville border. These developments should be designed as cohesive commercial "nodes" which minimize access points onto Highway 965 and Forevergreen Road and offer a high level of design amenities that guarantee quality performance and aesthetics.

The Quail Creek Golf Course is located west of Highway 965. The area currently includes a nine-hole golf course, driving range, and clubhouse. It is anticipated that an expansion will occur in the future, which would provide an additional nine holes immediately south of the existing course, as shown on the map. The course offers an attractive recreational amenity for the entire community and offers the opportunity to provide attractive larger lot residential, as well as commercial office development abutting the golf course property.

Quail Ridge Park is one of the few parks west of Highway 965 at present. Due to the physical barrier the highway represents, provision of additional parkland in this area is a priority. As development in the district increases, particularly in the southern portions of the district, consideration will have to be given to providing additional parkland within the district.

The Transportation Plan identifies Forevergreen Road and Jones Boulevard as minor arterials and 270th Street as a collector street. Future direct lot access to these roads should be discouraged. As development increases, additional north-south collector streets will be needed. The Master Transportation Plan illustrates where these streets may occur and should be incorporated into future development proposals as necessary.

The Transportation Plan also identified Highway 965 as a major arterial. In an effort to limit access points along this highway, access roadways should be developed to service adjacent commercial development. The implementation of these access roads should correspond to development of the highway commercial area.

In order to reduce the barrier created by Highway 965, serious consideration should be given to trails within District 5. As shown on the Master Trails System Plan, these trail corridors should occur along major traffic routes and provides connection from the district to important activity centers and should be incorporated into future development proposals as necessary.

Planning District 5 Recommendations

1. Residential development should concentrate first on infilling vacant land within and adjacent to existing subdivisions. This use should be low- and medium-density single- and multi-family residential.

2. The opportunity for larger, higher value development around Quail Creek Golf Course and its proposed expansion should be explored as a means of diversifying North Liberty's housing stock. As residential development demand increases westward toward the interstate and utilities are extended, smaller sized, medium-density single-family development is recommended.

3. The area in the northeast corner of the district, designated as commercial land use, should be a future extension of the City’s Town Center commercial area with district guidelines for building and design and a unified community focus.

4. Commercial development along Highway 965 and south of Forevergreen Road in the district should be highway oriented in nature so as not to directly compete with the Town Center commercial area. Access points along the Highway and Forevergreen road should be minimized.

5. The continued development of Quail Ridge Park, providing additional recreational alternatives, is encouraged. As development increases, the need for additional parkland in the district should be explored.

6. An access road system should be established to service development adjacent to Highway 965 within the district.

7. Trails should be provided within the district to provide necessary pedestrian/bicycle connections to other areas of the City.

8. Incorporate planned arterial and collector streets as well as planned trails into future development proposals as necessary.

9. Ensure the retention of natural features and significant topography during the development process.

Click here Planning District 5 Map


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