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JUNE 2005
PLANNING DISTRICT 6                                                Click here Planning District 6 Map

District 6 contains the southeastern portion of the City, with boundaries extending to the Iowa River corridor to the east and to the proposed growth boundary between North Liberty and Coralville in the south. About one third of the district is currently located within the existing City limits.

As with Districts 1, 2 and 3, this district’s boundary, as shown, does not extend beyond the Iowa River and into the eastern portion of the two-mile area. While this land is within a two-mile radius of the City, the river serves as a barrier that provides a logical division for review authority. Urban development should not occur outside of the planning district boundary.

The dominant current land use is agricultural with significant environmentally sensitive areas closer to the river corridor. Urban development, with the exception of a few spot locations, is restricted to the west side of the district. Medium-density residential development is the dominant urban land use. Lesser quantities of spot commercial uses and public land uses are also present within the district.

The Muddy Creek drainageway provides a valuable role in storm water management. Preservation of the drainageway and its adjacent 100-year floodplain is essential in protecting public safety and welfare, as well as preserving water quality downstream. Future development in the district should recognize this drainageway and accommodate its preservation. Furthermore, development should be restricted within the floodplain in accordance with the City's floodplain regulations.

As shown on the map, residential development is proposed east of the current City limits. This is the primary future residential growth area of North Liberty. Because of the proximity to the CRANDIC Railroad line, existing mobile home residential lots, and existing/future collector streets, the Plan recommends low-density residential land uses just east of Front Street and in undeveloped areas of District 6. Residential growth near the river corridor should be low-density and carefully planned to ensure the preservation of sensitive lands within the district. The most prevalent land use type recommended is single-family residential. Any future urban development proposed outside the municipal boundaries should be staged and incorporated into the City in order to provide the logical extension of urban services.

Consideration should be given to providing both inexpensive, starter homes as well as larger, higher valued single-family development within the district. The prevalence of natural features and significant topography make this area an ideal location for residential development. As discussed in the Natural Environment Plan, care needs to be given to retain the existing land features, particularly along the Muddy Creek drainageway, which provides an attractive amenity.

Due to the rapid growth of North Liberty and the number of young families moving into the community, the City feels it is necessary to locate a future high school within the City. Because District 6 is the primary residential growth area, a future school site would be appropriate. Any future school site would be located in the extra-territorial jurisdiction area. Once it is sited, it should be annexed into the City for proper urban services.

Future highway commercial development is proposed along Highway 965, north and south of Forevergreen Road as shown on the map. This large area of property will allow for a highway commercial area that has significant visibility, and yet allow for inward vehicular maneuvering without affecting traffic along Highway 965. As stated within the Plan, 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. Typical uses would include retail merchandising, office space, convenience goods and food service. This development would provide convenient retail development for the surrounding future residential areas.

The City's Transportation Plan identifies Dubuque Street and Highway 965 as major arterials. No additional access points for private developments or public roads should be provided along these roads within District 6. Highway 965 is an essential commercial corridor in the City of North Liberty. This corridor should be redeveloped to be a representative focus within the City with intersection redesign, turning lanes, and amenities that may include lighting and landscaping and possibly a center median.

Forevergreen Road is classified as a minor arterial and Zeller Street and Front Street are existing collector streets within the district. Another collector street, Golf View Drive, exists between Highway 965 and the CRANDIC Railroad line. The Transportation Plan proposes the extension of this road eastward to Front Street. Completion of this collector street would facilitate east-west movement through the district. Prior to any extension of the roadway, the existing Golf View Drive should be improved to meet City construction and access requirements. Another east/west collector street should be added between Golf View Drive and Forevergreen Road, as shown on the Master Transportation Map. This road should be extended to Front Street and form an intersection at Ashley Court. These extensions should be incorporated into future development proposals as necessary. Future direct lot access onto these collector streets should be discouraged.

The Muddy Creek drainageway, which bisects the district, provides an undevelopable corridor that may be incorporated into the City's future bike trail and trail system. The City should explore the provision of trails along this natural feature and along the major traffic carriers in the district. These trails should be incorporated into future development proposals as necessary and will provide connections from the district's neighborhoods to activity centers such as the Town Central commercial area, Schools, and Quail Creek Golf Course. As development increases, the need for additional parkland in the district should be explored, as well.

Because the Planning boundaries of this District extend beyond the existing City limits and abut proposed growth boundaries of the City of Coralville, North Liberty should immediately work with Coralville to update the future growth boundary between the two cities. The growth boundary agreement acts as an official agreement between North Liberty and Coralville in determining where growth for each city would stop. The updated growth boundary should be based on each city’s ability to serve the area with appropriate, affordable infrastructure in a timely manner.

Planning District 6 Recommendations

1. Urban development should not occur outside of the planning district boundary.

2. The Muddy Creek drainageway and accompanying floodplain should be protected from development in accordance with the Natural Environment Plan.

3. Low-density residential land uses are recommended east of Front Street and in undeveloped areas of District 6. Residential growth near the river corridor should be low-density and carefully planned to ensure the preservation of sensitive lands within the district. The most prevalent land use type recommended is single-family residential.

4. Future urban development should be staged and annexed into the City in order to allow efficient extension of urban services, and preservation of contiguous farming activities.

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

6. Plan for a future high school site within the district. Any future school site would be located in the extra-territorial jurisdiction area. Once it is sited, it should be annexed into the City.

7. Access points for private development or public roads should be discouraged along the major arterials within the district. The commercial corridor should be treated as a focal point of North Liberty with improvements and amenities that are representative of the City.

8. Future direct lot access should be discouraged along minor arterials and collector streets.

9. A collector street should be extended eastward to Dubuque Street in order to facilitate east-west movement through the district. Additionally, the street should be improved in accordance with City standards in conjunction with the collector street extension.

10. The City should explore the provision of trails along the Muddy Creek drainageway and the major traffic carriers within the district, as part of an overall Trails System Plan.

11. As development increases, consideration should be given to providing additional parkland within the district.

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

13. Work with the City of Coralville to establish a future growth boundary between the two cities. The future growth boundary will establish where growth for each city would stop. The boundary should be based on each city’s ability to serve the area with appropriate, affordable infrastructure in a timely manner.

Click here Planning District 6 Map


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