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February 2005 DRAFT
PLANNING DISTRICT 4                                                Click here Planning District 4 Map

District 4 is located in the southwest portion of the City. The district generally contains land west of Interstate 380 and north of the Cities of Tiffin and Coralville. Very little of the land is currently in the City limits, however.

The district consists of substantial rural and agricultural use, with very little urban development. The existing agricultural character is indicative of the prime farmlands found throughout the district. As stated within the Plan, preservation of prime farmlands from premature development is dependent on the logical staging of urban growth in order to preserve contiguous farming activities in an economically viable fashion. Any urban development should be annexed into North Liberty prior to approval to allow for the proper extension of utilities.

The majority of land within the extra-territorial jurisdiction limits of the City on the west side of Interstate 380 has been identified as agricultural land use on the map. The City should work with Johnson County through development review to ensure this area remains rural in nature. Development in this area should be discouraged.

As in District 1, rural residential development in areas to the west of Interstate 380 should be limited to one dwelling unit per 40 acres. While the density of one per 40 should be observed, the minimum lot size of residential properties in agricultural zoned areas should allow parcels that are a minimum of one acre in size and a maximum of ten acres, with the balance of the property preserved as open space or protected agricultural activities. In addition, a deed restriction should be placed over parcels that have exercised these division rights. This will ensure that further development will not take place on the property unless it is rezoned.

Future medium- and high-density residential development is recommended as transitional land use east of Interstate 380 as shown on the map. This area will be afforded convenient access to the interstate.

The Iowa Department of Transportation has a proposal to construct an interchange at Forevergreen Road and I-380. This would be included in the southern boundary of District 4. Due to the proposed land uses in District 1 (connecting this district to the north) and the ease of access, visibility, connection and proximity to Interstate 380 and 80, future industrial and commercial uses should be encouraged in this district, as shown on the map. A proper access road system should be planned to service the adjacent proposed commercial and industrial sites with the interstate interchange.

As shown on the map, a large area has been identified as future industrial development. The industrial area is generally contingent on the results of a future sewer study to establish the boundaries of possible municipal services to the area. Development requests in this area must be carefully analyzed to ensure they are not premature, or result in an inefficient extension of urban services. Any requests for industrial development located outside the municipal boundary should require annexation prior to approval.
The Transportation Plan identifies Forevergreen Road as a minor arterial and 270th Street as a collector street. Future direct lot access to these roads should be discouraged.

The staging of urban development in this district is essential in order to avoid costly extensions of urban services across undeveloped land, and the disruption of contiguous agricultural activities. Any future development should be carefully planned and incorporated into the City before approval.


Planning District 4 Recommendations

1. Any urban development should be annexed into North Liberty prior to approval to allow for the proper extension of utilities.

2. Agricultural land should be protected from development by the staging of growth and deed restrictions. Urban development in the agricultural area of this district should be discouraged. Any development should be limited to rural residential development (One unit per 40 acres).

3. Future medium- and high-density residential development is recommended as transitional land use east of Interstate 380 as shown on the map.

4. The proposed interstate intersection on Forevergreen Road and I-380 should be developed with commercial land use when the land becomes available and there is sufficient market demand.

5. A proper access road system should be planned to service the adjacent commercial and industrial sites on the west side of the interstate to connect with the proposed interchange.

6. Industrial development should be carefully staged within the district in order to ensure logical extension of urban services, resulting in fiscally responsible development. In addition, a sewer study should be performed to ensure adequate service for future industrial use.

7. Future direct lot access onto Forevergreen Road and 270th Street is discouraged.

8. Where incompatible land uses are adjacent to one another, adequate buffering should be provided.

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

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

Click here Planning District 4 Map

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