Home>Economic Development>Comprehensive Plan Update>Full Text of the Comprehensive Plan>Policy Plan: Land Use

JUNE 2005

2. LAND USE

Land use goals create a vehicle to determine, organize, and define the character and intensity of activity in and around the City of North Liberty. The goals should address both existing and desirable future patterns of development.

In coordination with North Liberty’s land use goals, the policies that are established will reflect comprehensive, but gradual improvements. It is understood that proposed land use changes will occur in incremental stages for the overall betterment of the community.

The following goals serve as a reference for planning and policy decisions.

2.1 Land Use Goals:

2.1.1 Develop and implement a cohesive, efficient land use pattern that ensures compatibility, functional relationships, and complementary adjacent activities among land uses.

2.1.2 Ensure that the Comprehensive Plan, including long term and interim policies, promotes a responsible fiscal balance (revenue versus service costs) on an ongoing basis.

2.1.3 Ensure land use allocations are balanced with economic market demands and service availability.

2.1.4 Establish and maintain an advantageous property tax situation and pursue a strengthened and sound tax base through a diversification of land uses, including commercial and industrial development, as well as a variety of residential options.

2.1.5 Property values are to be preserved and protected.

2.1.6 Prevent overcrowding and over-utilization of land. Also, prevent development that is not accompanied by a sufficient level of supportive services and facilities (utilities, parking, access, etc.).

2.1.7 Land use and development is to be compatible with features of the natural environment and is to be accommodated without destroying environmental features and natural amenities.

2.1.8 Provide for a logical extension of urban growth and related community services.

2.1.9 Ensure that public gathering places, schools, and other institutional uses are compatible and complementary to neighboring uses.

2.1.10 To the extent possible, encourage the development of a variety of dwelling unit types, styles and sizes and balanced housing stock to satisfy the needs, desires, and income levels of all people and household sizes.

2.1.11 Provide safe, convenient, attractive and accessible commercial and industrial development within North Liberty that is viable and responsive to the needs of the community and surrounding market area.

2.1.12 Promote the economic growth and development of the community with the City as an active participant in cooperation with the private sector.

2.1.13 Promote business park development in appropriate locations that encourage light industrial uses, offices, and commercial uses in an integrated design.

2.1.14 Maintain opportunities for industrial development and uses within the community and segregate them into harmonious and compatible use types.

2.1.15 Develop a land use plan that recognizes the prevalence of prime farmlands, prevents its premature utilization, and preserves contiguous farming activities where possible.

2.2 Land Use Policies: General

2.2.1 All development proposals shall be analyzed on an individual basis from a physical, economic and social standpoint to determine the most appropriate uses within the context of the community as a whole.

2.2.2 Development policies and regulations shall be applied consistently and uniformly.

2.2.3 An over-supply of one type or variety of development or use types shall be avoided to the extent possible.

2.2.4 Land use development shall be related to and reflect transportation needs, utility capabilities, desired development and community priorities.

2.2.5 A creative approach (as opposed to “traditional” subdivision design) to the use of land and related development is to be encouraged.

2.2.6 Property values shall be protected through the harmonious relationship of land uses, streets, natural features and the maintenance of properties.

2.2.7 The removal of land from the tax rolls should be considered only when it could be clearly demonstrated that such removal is in the public interest.

2.2.8 Public and institutional land uses and other non-tax paying uses shall be selectively located or discouraged from being located in areas highly suitable for commercial and other income producing properties, unless they serve to attract and enhance development potential.

2.2.9 Standards for building quality and value, especially for commercial and industrial uses, should be increased so as to enhance the community’s character as well as tax base.

2.2.10 The community should be planned and developed on a neighborhood basis as determined by physical barriers and/or homogeneous land use characteristics and urban/rural development area boundaries.

2.2.11 Protect contiguous use districts (e.g., residential neighborhoods) from penetration by non-local traffic. Where through traffic problems are identified, correct such problems as opportunities arise.

2.2.12 High intensity commercial and service centers are to be supported by high density and medium density housing in close proximity.

2.2.13 Standards for development quality should be upgraded and established for all land uses to insure an enhancement of community character.

2.2.14 Growth and development control shall be accomplished by means of properly administered Zoning, Subdivision and Building/Property Maintenance Ordinances and follow up inspection and enforcement.

2.2.15 Land use development shall be planned so as not to isolate or create land-locked parcels.

2.2.16 All development should be accessed by improved public streets. The City shall limit developments that require private street access.

2.2.17 An aesthetically pleasing environment, free from excessive outdoor storage should guide the physical development of the community.

2.2.18 The attractiveness of the community shall be enhanced through a continuing program of civic beautification; tree planting; maintenance of property, buildings, and streets; and other measures that will promote an aesthetically pleasing environment.

2.2.19 Programs and incentives for continuing privately initiated property maintenance, improvements and energy conservation, and redevelopment of questionable land use shall be created and implemented.

2.2.20 Development on both a community-wide and project basis that facilitates energy resource conservation, yet maintains compatibility and relationships of uses is to be planned and encouraged.

2.3 Land Use Policies: Land Use Compatibility

2.3.1 Once established, geographic land use designations and related zoning classifications shall be changed only when it can be demonstrated that such modifications are in the best interest of the community on a long range perspective and such changes will maintain land use compatibility and pre-determined goals and policies of the Comprehensive Plan.

2.3.2 Compatible uses and activities shall be concentrated and clustered into functionally related sub-units of the community.

2.3.3 Transitions between distinctly differing types of land uses shall be accomplished in an orderly fashion that does not create a negative (economic, social or physical) impact on adjoining properties.

2.3.4 Incompatible land uses shall be properly regulated and related so that conflicts are minimized through the use of physical barriers, distances, screens, sizing of building units, and/or proper physical orientation of lots and buildings.

2.3.5 Wherever possible, changes in types of land use shall occur either at center, or mid-block points so that similar uses front on the same street, or at borders of areas separated by major man-made or natural barriers.

2.3.6 Whenever possible, the impact of physical barriers shall be reduced to increase relationships between segregated areas and reinforce continuity and a sense of community.

2.3.7 Renewal, replacement and redevelopment of substandard and grossly incompatible development shall be accomplished through public action and private means.

2.3.8 Combine and integrate varying types of land use when compatible, complementary and increased efficiency and land utilization can be achieved.

2.3.9 Allow institutional facilities within zoning districts and neighborhoods in which they complement the surrounding uses and are compatible.

2.4 Land Use Policies: Residential

2.4.1 Plan and develop residential neighborhoods according to determined planning/ development district boundaries.

2.4.2 Ensure that all new housing, including rental housing and housing for persons of low and moderate income, adheres to the highest possible standards of planning, design and construction.

2.4.3 Residential neighborhoods shall be protected from encroachment or intrusion of incompatible higher use types and by adequate buffering and separation from other residential as well as non-residential use categories.

2.4.4 The character of individual residential neighborhoods should be reinforced, maintained and upgraded.

2.4.5 Preserve and promote residential zoning districts that provide for lower value, starter homes as well as higher valued homes in order to increase housing diversity.

2.4.6 An over-supply of one type of housing or level of housing cost should be avoided. Diversified housing should be encouraged.

2.4.7 Housing styles and development techniques that conserve land and increase efficiency are to be encouraged.

2.4.8 Density shall be given equal consideration to lot size in planning for the community and in the review of development requests.

2.4.9 Integration of housing types or styles within a development shall be allowed when applicable as long as the total number of units conform to the prescribed density for the total development.

2.4.10 Innovation in residential subdivision design and housing development should be encouraged through the use of devices such as the cluster and planned unit development concepts.

2.4.11 Residential development should be protected from and located away from sources of adverse environmental impacts, including noise, air and visual pollution.

2.4.12 Substandard housing units shall be rehabilitated whenever possible and shall be removed when it is judged not economically feasible to correct deficiencies.

2.4.13 Commercial/industrial uses should be minimized within residential neighborhoods. Home occupations shall be allowed provided they maintain or do not interfere with the residential character of the neighborhood.

2.4.14 Violations of property maintenance that infringe upon residential neighborhood quality, pose public health and safety problems and threaten neighboring property values shall be aggressively eliminated.

2.4.15 New residential neighborhoods shall be adequately and appropriately landscaped according to community requirements as may be amended.

2.4.16 Provide for review, update and enforcement of zoning and subdivision standards to ensure high standards of planning and design.

2.4.17 Concentrate higher density, apartment-type housing in proximity to areas that offer a wide range of existing supportive services, commercial and recreational facilities.

2.4.18 Protect residential neighborhoods from penetration by through traffic. Major streets are to border and not penetrate neighborhoods, wherever possible.

2.4.19 All subdivisions shall be developed with consideration of connections to future subdivisions.

2.4.20 Provide high-density development with reasonable, but not necessarily direct, access to major thoroughfares.

2.5 Land Use Policies: Commercial - General

2.5.1 Efforts to achieve commercial development and redevelopment shall be encouraged and promoted.

2.5.2 Commercial areas shall be developed as cohesive, inter-related units with adequate off-street parking.

2.5.3 Where land use allocations are provided for long term market needs and absorption, interim uses shall be considered for such properties provided that such activities can exist in harmony with existing and proposed uses and that such uses will not serve as obstructions to planned activities and development.

2.5.4 Immediate, short-range market potential and demands for activities which are not suggested for a site or area by the Comprehensive Plan or allowed by the Zoning Ordinance shall not be the sole justification for a change in allowed activity.

2.5.5 When the opportunities arise, existing spot and uncoordinated commercial development shall be consolidated into more functional patterns.

2.5.6 Pre-determined development standards should be established and followed to insure the quality of development desired by the community.
2.5.7 All service and commercial uses shall be adequately screened or buffered from any adjacent residential development.

2.5.8 Commercial development shall be adequately landscaped in accordance with community requirements as may be amended.

2.5.9 Safe and convenient pedestrian movement shall be accomplished within all service and commercial districts.

2.5.10 When possible or when opportunities arise, major street access to service and commercial districts shall be at the periphery of the districts.

2.5.11 Outdoor commercial storage and environmental quality maintenance should be strictly regulated and enforced.

2.5.12 Signing of commercial service properties shall facilitate identification and business promotion and shall be in strict conformance with City ordinances. Signs shall be regulated by the City Zoning Ordinance.

2.5.13 A commercial/industrial maintenance code shall be enacted and enforced to help insure that commercial and industrial development maintains community character on an ongoing basis.

2.6 Land Use Policies: Commercial - Central Commercial Area/Town Center Area

2.6.1 The Central Commercial Area shall be safeguarded as a focal center of the community.

2.6.2 On-street/off-street parking needs and requirements within the Central Commercial Area/Town Center Area shall be defined and delineated. Parking design will be evaluated emphasizing circulation ease and access control.

2.6.3 The pedestrian circulation system shall be enhanced by improving sidewalks, ramp access, and street furniture. Pedestrian crossing conflicts with traffic and street intersections will be mitigated by providing proper demarcation and signage control.

2.6.4 Primary access to the Central Commercial Area/Town Center Area shall be limited to major circulation corridors to minimize impacts upon the adjacent local street system.

2.6.5 Compatible Central Commercial Area/Town Center Area development and redevelopment shall be emphasized by coordinating amenities and aesthetic devices in a complementary and defined manner.
2.6.6 An orderly transition between the Central Commercial Area/Town Center Area development and adjacent residential neighborhoods shall be established by introducing higher density residential or lower density commercial alternatives.

2.6.7 A cohesive image shall be established and maintained for the North Liberty Central Commercial Area/Town Center Area.

2.7 Land Use Policies: Commercial - Highway

2.7.1 Commercial development along Highway 965, selected locations along Penn Street, and adjacent to Interstate 380 shall comprise the secondary commercial districts of the City.

2.7.2 Commercial development along highways shall be respective and complementary to the commercial, service and governmental uses of the Central Commercial Area/Town Center Area.

2.7.3 Direct property access to highways shall be minimized, and accommodated via limited access points.

2.7.4 Commercial and service centers shall be developed as cohesive, highly interrelated and coordinated units with adequate off-street parking and appropriate regulated points of access.

2.7.5 Highway commercial development shall be located in areas of high vehicle accessibility.

2.7.6 Establish a pedestrian circulation system within the highway commercial districts. The system should connect major economic activity areas to residential neighborhoods, promote safe crossing of Highway 965, Penn Street and Cherry Street, and should be compatible with the overall transportation system.

2.7.7 Spot or premature commercial development shall be discouraged in favor of a unified development pattern.

2.7.8 Development of scattered open parcels along existing roads and highways shall be accomplished in a fashion that establishes functional development patterns (for example, utilizing shared access and parking, etc.).

2.8 Land Use Policies: Industrial

2.8.1 Existing industrial uses shall be retained and new industrial development shall be encouraged to locate in existing and proposed industrial parks and industrially zoned areas.

2.8.2 In determining future locations for industrial development, the City shall ensure that land use harmony is maintained, servicing capabilities (streets, utilities, etc.) are adequate and not over-extended, and long term development objectives and policies are achieved.

2.8.3 Traffic generated by industrial activity shall be prohibited from penetrating residential neighborhoods.

2.8.4 Existing industrial type activities within residential, commercial, and/or environmentally sensitive areas of the community shall be encouraged to locate in appropriate use type areas.

2.8.5 Existing and new industrial development shall not cause pollutants or contaminants to be emitted into the surrounding environment (including air, soils, ground water, drainageways, sanitary sewer and storm sewer) in excess of State and federal regulations.

2.8.6 Industrial areas shall be adequately screened and appropriately landscaped and designed according to City standards.

2.8.7 Efforts shall be undertaken to limit heavy/noisy industry to a specific area within current and future industrial zoning districts to reduce the impact of these industries on residential areas.

2.8.8 The Nuisance and Zoning codes shall be uniformly enforced to ensure proper upkeep and constant improvement of economic development areas.

2.8.9 Continued expansion of the City’s industrial and commercial tax base shall be encouraged to assist in paying for needed services and in reducing tax impact on housing costs.

2.8.10 Industrial activities complementary to existing uses shall be identified and the development of such industries shall be promoted and facilitated.

2.8.11 Fiscal incentives shall be investigated and offered to attract new desired industries to North Liberty.

2.8.12 Industrial development shall be promoted which maximizes the return on city investments in public facilities and services.

2.8.13 Due consideration shall be given to all potential physical implications and services and facility demands (i.e., traffic generation, sewer and water demands, etc.) of any proposed industrial development.

2.8.14 Within economic capabilities, public services and facilities shall be provided to North Liberty industries to help ensure their satisfaction of locating within the community.

2.8.15 Signing within industrial areas shall facilitate ready business identification. Said signing shall be limited and comply with City Code.

2.8.16 High quality industrial development shall be promoted through the enforcement of the City’s zoning performance standards.

2.8.17 Industrial site designs that integrate the facility with natural features of the land in an aesthetically attractive manner shall be encouraged.

2.8.18 Land use transition (i.e., buffering, separation) between differing land uses are to be utilized as required by the City in order to establish compatible land use patterns.

2.9 Land Use Policies: Agricultural

2.9.1 Any division of land in agricultural areas for the purposes of urban development shall be prohibited if such action does not provide for the efficient and timely extension of services and utilities.

2.9.2 Agricultural land use shall observe conservation practices that prevent erosion and preserve natural resources.

2.9.3 The keeping of animals shall be confined to the rural designated areas of the community or farming operations.

2.9.4 Zoning Ordinance provisions regulating development density and lot sizes in agricultural areas shall be formulated to avoid disruption of farming operations.

2.9.6 The subdivision of farmsteads and small parcels for farm family housing uses shall be strictly regulated so as not to create future land use problems.

Tools to Administer Land Use Goals and Policies

• Comprehensive Plan
• Zoning Code
• Subdivision Ordinance
• Fringe-area Agreement with Johnson County
• Building Maintenance Code
• Commercial / Industrial Maintenance Code
• Nuisance Ordinance

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