Home>Economic Development>Comprehensive Plan Update>Full Text of the Comprehensive Plan>Dev. Framework: Land Use Plan

LAND USE PLAN

INTRODUCTION

Based upon the foundation established for the Policy Plan and the Concept Plan, this chapter provides the framework to guide and direct future community growth and improvement. The Land Use Plan is a narrative and graphic description that provides the background and rationale for land use designations as represented on the Land Use Map. The plan holds an educational and decision-making function by helping to improve the general understanding of how physical development in the City should take place. Although the emphasis of this chapter is on land use development, natural environment, transportation and community facilities needs are also addressed.

The Land Use Plan is divided into two sections. The first section describes the basis for North Liberty’s community plan, including the previous planning history, population projections, and land development projections that serve as the basis for the current plan. The final section describes general land use plan elements including a discussion of the overall land use map, future directions for residential, commercial and industrial development, and specific plans and programs affecting individual planning districts within the community.

BASIS OF THE COMMUNITY PLAN

North Liberty has taken a progressive planning attitude in order to manage development in a manner that results in compatible land use patterns and efficient utilization of future public services and utilities. The City’s major planning objective is to establish and maintain attractive, high quality living and working environments for community residents. In providing for these environments, North Liberty recognizes the necessity of providing utilities and services that are demanded with urban development.

Due to North Liberty’s proximity to the Iowa City and Cedar Rapids urban centers and the access the City receives from Interstate 380, a prime opportunity is presented to people who desire a small city, rural living environment within commuting distance of these major employment bases. North Liberty is experiencing an extreme growth trend in population that will not only expect the necessary services, but will desire an attractive, well-planned community environment.

PROJECTED GROWTH

The nature of North Liberty’s future with respect to housing, retail, commercial and market potential will depend, to a great extent, on the population growth which takes place during the next decade. The future land use considerations should analyze land absorption demands based on forecasted growth. Using the information available in the social and physical profile from the Planning Inventory, land demand forecasts for each category - residential, commercial, industrial and park land have been formulated. These forecasts give a generalized view towards the amount of land needed for various land uses up to the year 2010. The Land Use Plan utilizes this information as well as the Concept Plan, Natural Environment Plan, and Transportation Plan to graphically plan for the near and distant future of North Liberty.

Residential

Aside from agricultural use, residential development is the most predominant land use within the community. This trend is expected to continue through the next decade.

In projecting land demands through the year 2010, future growth is assumed to follow existing development patterns with the single family home continuing to be the most popular housing choice. By the year 2010, North Liberty is projected to add 1,560 new households. These new dwelling units will consume approximately 344 acres of land. In addition, within these projections, an “acreage with overage” figure is displayed in the following table. This statistic multiples the demand by 1.5 to provide some additional bounce in the land absorption projections. This adjustment provides support to accommodate a surge in growth above the household forecast. In establishing the future land use plan, North Liberty should utilize the residential demand with overage assumption when designating the amount and location of residential growth.

It should be stressed that these projections are considered conservative, particularly with respect to multiple family housing, commercial, and industrial development. This is due to vacancy rates in existing developments as well as recent economic developing efforts. Therefore, a significant amount of flexibility must be afforded within the Comprehensive Plan.

In November of 1997, the East Central Iowa Council of Governments prepared a housing needs assessment for North Liberty in cooperation with the North Liberty Housing Committee. This assessment study produced a population projection for the area that should be viewed as an upper level or aggressive growth projection. The Executive Summary of the Housing Needs Assessment has been included in the appendix of the Comprehensive Plan.

Commercial/Industrial Development

To review the City’s past commercial/industrial development, City building permit files were utilized to calculate growth and development that has occurred since 1986. Based on this information, it appears commercial and industrial growth was slow but steady through the early 1980s, and has increased steadily in the 1990s.

In projecting future land absorption for commercial and industrial growth, the average absorption rate for the 1990s is applied over the time frame extending to the year 2000. This assumption emphasizes that development through the year 2000 will occur in a similar fashion as it has during the 1990s.

1 Based on 2.5 units per acre average
2 Based on 10 units per acre average
3 Based on one lot per 2 acres average
 

These growth projections are considered conservative due to recent economic development efforts put forth by the City. In recent years, North Liberty has taken a much more active role in promoting the community to potential developers. Therefore, commercial and industrial development may very well exceed previous development rates.

Total Land Demand Versus Vacant Land

As stated initially in the Inventory report for the Comprehensive Plan completed in December 1996, the determination of the City’s projected and absorption is important in identifying the potential impacts of future growth upon the vacant and rural areas of the City. This identification also brings to the forefront the need for additional lands to accommodate such growth or if certain designated and use areas should be reduced in scale.

Combining the residential, commercial, and industrial land demands results in a total of approximately 690 acres (including overage) through the year 2010. To ensure, however, that the vacant land is suitable for the land deemed projected, a breakdown of the vacant land was conducted according to zoning district. In order to specifically determine if the existing distribution of vacant land can accommodate the City’s projected residential, commercial, and industrial growth, the following comparison table is illustrated.



 

    * 112 acres is somewhat vacant / 217 acres is industrial vacant

As the table above indicates, the City has ample land to accommodate the projected growth in every land use category through the year 2000. Projected residential, commercial, and industrial growth is anticipated to be accommodated with the current supply of vacant land zoned for these uses. No additional commercial and industrial zoning districts are foreseen to be needed during the next ten years, based on the development projections herein. However, it is important to consider the location and purpose of the existing vacant zoned land. The location, particularly with regards to commercially zoned property, may not be appropriate for development in the next ten years. Areas may be premature or unlikely for commercial development due to lack of utilities or market conditions. Therefore, the zoning of additional land for urban uses may be appropriate to accommodate logical, orderly, and financially responsible development. As such, the Comprehensive Plan must assess, in detail, the current zoning arrangement and determine if any additional land should be zoned for urban development.

GENERAL LAND USE PLAN ELEMENTS

General Land Use Plan

The Land Use Plan takes projected growth rates, land absorption, and applicable City policies and formulates a description of desirable locations for future land uses. The plan graphics, when used in conjunction with land use narrative and ordinances, provide a description of future land uses within the community and the extra territorial jurisdiction area. The residential densities which are proposed within the Land Use Plan represent average number of dwelling units per acre as opposed to housing types. The Land Use Plans should serve as graphic guides in assessing development requests and how they affect or relate to the desired land use in a given area. The graphics are emphasized to be general in nature. No hard and fast delineation of borders between use types is typically intended. The maps are conceptual presentations which are to serve as a guide. Specific development proposals and related land use decisions, while generally directed by the Land Use Plan map, are to be based primarily upon the goals and policies established as part of this report’s Policy Plan chapter.

In the sections that follow, the specific land use categories of rural, residential, commercial, and industrial land are described in greater detail. To aid in the detailed analysis of land use, North Liberty and its extra territorial jurisdiction area have been divided into eight planning districts. The narrative description of existing and proposed uses within the planning districts is presented in the last portion of this document.

Rural/Agricultural Uses

Uses of a rural or agricultural character represent the predominant land use type (in terms of acreage covered) in North Liberty and the surrounding jurisdiction area. It is estimated that over 62 percent of the land area within the City is used for various agricultural purposes.

The overwhelming prevalence of farmland and the projected urban land absorptions suggest that agriculture will continue to be an important land use throughout the region. As such, an important aspect of the Comprehensive Plan is avoiding premature or “leap frog” development through the concentration and staging of urban growth. Concentrating urban activities and focusing on infill development will aid in preserving contiguous farming operations. This will result in minimizing land use conflicts and maintaining the economic viability of farming operations. At the same time, urban sprawl may be avoided and utility services may be extended in a manner which is economically feasible.

Guidelines the City should consider in determining what land area would qualify as premature for development and undesirable for urban sewer service are listed below:

a. Lack of adequate storm water drainage capacity.

b. Lack an adequate or safe water supply.

c. Lack adequate roads or highways to serve the subdivision or development.

d. Lack adequate sewage disposal facilities.

e. Are inconsistent with the Comprehensive Plan.

f. Lack adequate public support facilities (i.e., parks and recreation, police and fire protection, etc.).

g. Are inconsistent with environmental protection policies.

Another effort to protect agricultural uses is limited residential development rights within agricultural zoning districts. Residential development should be limited to one dwelling unit per 40 acres in agricultural zoned areas if clustered development is allowed. A deed restriction should be placed over parcels which have exercised these division rights. This will ensure that further development will not take place on the property unless it is rezoned. Up-to-date on-site sewage system regulations should also be applied to ensure septic systems function properly.

Residential Uses

The Policy Plan promotes the development of a diversified housing stock which is affordable to a wide range of incomes. The plan also establishes guidelines to protect residential neighborhoods from encroachment or intrusion of incompatible, higher intensity uses through the use of buffers and appropriate land use transitions. In order to facilitate this differentiation in use intensities, the Land Use Plan divides residential development by density, as opposed to housing type. Housing types within each area should be addressed by the Zoning Ordinance. Low density residential represents zero to four dwelling units per acre, medium density represents four to eight dwelling units per acre, and high density residential represents eight or more dwelling units per acre. This categorization addresses the concentration of development and its impact on the transportation system and community facilities.

This density, as contrasted to a housing type approach of the Land Use Plan, is intended to allow the City flexibility in the planning and development of residential areas. In locations where transitions from non-residential to residential use takes place, the opportunity exists to utilize a variety of housing types and design to accomplish harmonious land use. The plan’s guiding criteria of density is to be applied over a broad area, which may result in higher densities in the area of immediate land use change to lower densities in other parts of a development area. As such, the “average” density is the determining factor.

Existing Pattern

North Liberty’s existing residential development pattern is fairly well organized. The older single family residential is concentrated into the “original” town area southwest of the historic CBD. This area is characterized by a strict grid street pattern, alleys and a mixture of medium and high density housing. Recent residential development has responded to changing transportation patterns and has related more closely to Dubuque Street and Highway 965.

Of primary importance is to ensure that the future growth of the City represents a logical extension of the existing urban area. New development should occur as infill between existing areas of development, or in a contiguous outwardly radiating fashion. This results in a concentrated development pattern that can be economically and efficiently serviced with municipal utilities. Such development should also be limited and phased to properly respond to the conditions of the local real estate market.

Low Density Residential

Single family residential land use occupies an estimated 8.9 percent of North Liberty’s total land area and contributes the City’s most predominant urban land use. Single family detached units make up approximately 45.9 percent of the housing units of the City. The older single family residential area is concentrated within what is referred to as the “original” town. The balance of the residential development in the City has developed in a more sporadic development pattern, with residential land being interspersed within agricultural and vacant lands.

A primary force behind residential development in North Liberty in the past has been the availability of rural-oriented housing assistance programs, principally the Farmers Home Administration (FmHA). This program has been renamed as the USDA Rural Development Program, and continues to provide loans to finance the purchase and construction of homes which are modest in size and cost. At present, new homes can be constructed to $97,850, including the price of the lot, with USDA assistance. The demand for these homes has been great in North Liberty. A primary reason for this demand is that USDA Rural Development’s assistance is not available in the larger communities of Coralville and Iowa City.

Although this type of development is in high demand, it raises concerns with regards to its development. The FmHA program previously required one style of housing, resulting in areas that are made of one predominant type of architecture. Although the USDA program does not have this requirement any longer, there are many areas that exist within North Liberty where these old standards are evident. In addition, the construction of inexpensive housing is generally smaller in size and lower in quality in order to meet the minimum cost requirement set by the loan program. People seeking larger homes due to increased family size or economic level have been forced to move outside the City to find the housing they desire.

In order to achieve this diversity, areas within the proposed urban growth region of the community should be identified for smaller and larger homes. Although additional development opportunities for starter-type housing shall also be provided, the provision of additional levels of single family housing should be a priority for the City.

One concern in providing land for larger residential properties is the structure of the current Zoning Ordinance. The R-1 District has a minimum lot size of 10,000 square feet. Therefore, lots larger than 10,000 square feet in size do not have a specific zoning district in which they are accommodated. Lot sizes of 12,000 to 15,000 square feet are typical minimums for higher valued homes, and under the current Zoning Ordinance, would need to be zoned R-1 The flexibility of the R-1 Zoning District does not provide the guarantee that these areas will be reserved for larger homes. It is recommended that the City thoroughly review the current Zoning Ordinance district standards, and increase the number of districts provided in order to increase the opportunity for the transition of land uses, and achieve the end results identified within the Comprehensive Plan.

Generally, immediate attention should be paid to infilling existing vacant areas and sites between established neighborhoods. This may include the rehabilitation, and perhaps redevelopment, of selected sites which are poorly maintained and present health hazards, or which offer an incompatible transition of land uses.

Medium Density Residential

Medium density dwelling units, defined as four to eight dwelling units per acre, account for approximately 1.8 percent of North Liberty’s total land area and makes up approximately 38.7 percent of the housing units. This development consists of duplexes and single family attached homes scattered throughout the City. There is also one mid density planned area development for elderly housing within the City and two mobile home parks.

North Liberty’s mid density development offers affordable housing to residents of the City, and in particular, for the City’s young population. Many of these mid density units are available for rental in addition to ownership.

Medium density development may provide another important function as a transitional land use between low density residential areas and commercial and industrial land use areas. Medium density development, particularly two family dwellings, townhomes, and small apartment developments is a land use, which with proper site development, such as agricultural compatibility, landscaping, and open space, may be placed adjacent to single family residential areas to produce the transition sequence.

Existing mid density housing, however, has not been developed in this fashion. These housing units are frequently interspersed within single family subdivisions, or are concentrated along cul-de-sacs in residential neighborhoods. This raises concerns with regards to compatibility standards and traffic levels. Such issues must be fully considered in the future siting of mid density housing.

Market considerations greatly influence the demand for medium density style housing. Therefore, only generalized location areas have been designated on the Proposed Land Use Map for such development. More specific discussion regarding appropriate locations for such uses will be provided in the Planning District section of this report.

Mobile homes

As noted in the Inventory, mobile homes are limited to two mobile home developments located along Highway 965. These developments are recognized by the City as addressing specialized living needs, however, a concern was identified in the community survey and representative interviews with limiting the proportion of such housing within the community. Mobile homes make up 20 percent of the housing units within North Liberty, an ample supply which is unbalanced in relation to other forms of medium density residential.

With this under consideration, expansion of these facilities should be carefully planned and analyzed to determine if such a proposal meets the goals and objectives of the community.

The City of North Liberty has prepared layout and performance standards in regards to mobile home developments in the City. These standards have been appropriately revised in order to provide higher quality development standards and practices within the City’s mobile home parks. The City should continue to review the district provisions and performance standards to conform with State requirements.

High Density Residential

High density residential development, defined as eight or more dwelling units per acre, consumes approximately 1.1 percent of North Liberty’s total land area. High density housing makes up approximately 15.4 percent of North Liberty’s housing units. These developments are scattered throughout the City, with the greatest concentration being located just west of Highway 965 along Sugar Creek Lane. The condominium apartments adjacent to the Qual Creek Golf Course is the single largest high density development in the City.

High density residential uses should typically be located in close proximity to the Central Commercial Area or other commercial areas to take full advantage of the services provided in these areas. In addition, high density housing developments help provide the needed customer base for commercial land uses.

Although generally near commercial areas within the City, concerns over the location of recent high density developments were repeatedly expressed in the Tactics interviews and community survey. Approximately 12 acres of high density housing has been added to the City since 1992. Some of these developments have been located near or within single family neighborhoods, raising concerns in regards to land use compatibility, building height and size compatibility as well as concerns regarding traffic levels. The City should carefully locate these areas and with proper transition from other residential land uses, review the district provisions and performance standards for high density residential development.

In many instances, the city has attempted to limit large developments of high density housing in order to discourage segregation of housing land uses.

Future considerations should also be given to promoting additional elderly housing within the City. Although less than 5 percent of the City’s population in 1990 was 65 years of age or older, the Planning Tactics and the community survey both cited elderly housing as a priority in the future. North Liberty should encourage multiple family elderly housing in appropriate locations designated for high density residential use. These locations should be afforded convenient access and should be in close proximity to commercial areas in order to conveniently serve elderly residents.

The areas identified within the Land Use Plan reflect locations of existing high density housing, as well as appropriate areas for additional developments of this nature. As with mid density housing, the proposed locations represent only generalized areas suitable for high density development. More specific discussions regarding appropriate locations for such uses will be provided in the Planning District section of this report.

Environmental Condition

Living space and accessory storage space are sometimes inadequate to accommodate outdoor storage, vehicle parking, and other ancillary functions of residences in portions of North Liberty. This is often due to the limited space within the mobile home parks, and construction cost limits placed on FmHA/USDA housing which often reduces storage and accessory space. This issue can be addressed by the City through the adoption of acceptable exterior storage standards. The establishment of rental storage facilities located within North Liberty may potentially assist in resolving this issue.

Issues related to general maintenance and upkeep have also been cited as concerns by North Liberty residents. A housing maintenance code should be established by the City. In addition, the City should provide citizens with information regarding various housing rehabilitation assistance or grant programs available through the City, County or State to allow homeowners to protect their property values.

Commercial

Existing commercial development presently accounts for only 2.9 percent of the City’s total land use. These retail and service facilities are scattered throughout the City with the greatest concentrations being located along Highway 965, the historic CBD, and on the southeast corner of Dubuque Street/Zeller Street.

Central Commercial Area

Community representatives and the public have identified a fundamental goal of continuing to take advantage of commercial opportunities afforded by Highway 965, while preserving and enhancing the Town Center Area. In order to accomplish this goal, the City has developed a Central Commercial Area. This commercial area is located near the intersection of Highway 965 and Penn Street. The development of the Cherry Street Center area which includes professional services and banking, as well as a community center that will be completed in the Spring of 1997. The plan for the commercial area will also incorporate the historical CBD via the extension of streetscape elements and a pedestrian connection down Cherry Street.

The existing core of the Central Commercial Area has been developed to not be affected by commercial development along Highway 965 by differentiating the type of business services offered. It is anticipated that continued development along west Cherry Street and the Penn Street/Highway 965 intersection will continue to focus on professional and specialty services as well as government facilities.

While a service focus, as opposed to a retail focus, may be more appropriate for the Central Commercial Area along Cherry Street, the western portion of the proposed Central Commercial Area will benefit from Highway 965 and the intersection of Penn Street. As such, retail establishments may be able to successfully compete in this location.

The Central Commercial Area has been developed and will continue to be developed, in part, to provide a focal point for the community and to preserve North Liberty’s “small city” character. The City’s plans for the historic CBD and its connection to the Central Commercial Area reinforces these goals. The plans feature landscaping enhancements, a pedestrian walkway and streetscape elements which would be utilized down Cherry Street, connecting to the Town Center Area. This area located at the intersection of Cherry Street, Dubuque Street and Front Street would be redeveloped as a pedestrian/community oriented space. Plans for the area include establishing safe intersections, public open space and meeting areas, and limited commercial development with the goal of preserving the character of the area.

Many of the buildings within the historic CBD have been removed due to deterioration, vacancy and because of locations within public rights-of-way. The City has purchased the North Liberty Automotive Property with the intent of providing parking area and is currently working with the flower shop and meat market owners to determine relocation and/or restoration possibilities within the block. While the businesses are expected to remain in the area and additional small retail/specialty shops may be added in the future, the primary focus of the area will be to establish the area as the “town center” at which the City Hall, fire station, Post Office, Penn Elementary, and the main entry to Penn Meadows Park is located.

The City has adopted specific performance standards for the Cherry Street Center and should consider either adopting a specific downtown commercial zoning district architectural standards or utilize provisions afforded by the planned area development district standards to provide greater flexibility in performance and site requirements for the historic CBD and the remaining undeveloped Central Commercial Area.

Central Commercial Area Building and Design Guidelines

Building design guidelines are included here to assist in the redevelopment direction of existing structures, as well as the design and construction of new buildings. The objectives of such a set of guidelines is to promote high quality design and architecture which helps create the atmosphere which will unify the Central Commercial Area. It should not be construed, however, as an attempt to make everything look the same. The structures in the City reflect varying architectural periods and styles which create an attractive diversity in North Liberty’s built environment. The following is a list of guidelines which the City should consider as policy directives in its Central Business District planning:

Buildings:
1. Existing buildings should be encouraged to be renovated or rehabilitated wherever possible. Demolition should be used as a last resort in redevelopment efforts.

2. Building materials on new construction should be sensitive to the existing architecture.

3. The City should initiate an architectural design and review commission for Central Commercial Area buildings.

4. Canopies and awnings should reflect the architectural style of the buildings.

5. Attention should be paid to window and door openings. Openings provide one of the greatest opportunities for design variation and emphasis.

Highway 965 Corridor

With continued residential growth in North Liberty, the need for retail goods and services will increase. This need was identified by many of the respondents in the community survey. North Liberty should plan to utilize its location along Highway 965 to establish an attractive and concentrated retail service and office commercial area.

The City should avoid strip development, or development that consists of small commercial buildings. Rather, the City should promote commercial development in designated centers and commercial “nodes” that not only offer higher efficiency in land use and development, but also offer a higher level of aesthetics.

Access is a major issue related to commercial development along Highway 965. Although there are access restrictions on the highway, there are concerns with regards to the number of access points that already exist. In order to allow continued commercial development along the highway, while minimizing access points, a commercial use access road system should be developed to service adjacent development.

With the highway also acting as the “gateway” to the City, it is important that commercial development in this area maintain high standards of quality. The future highway commercial development should feature unified building standards, attractive comprehensive landscape and beautification plans for the corridor, and controlled parking, loading and street service. The City’s recent annexation and highway commercial zoning of the large area to the north of Forevergreen Road and south of the mobile home development will allow for this development to be unified in appearance and also improve the appearance of the highway corridor. The City should consider improvements in the proposed commercial area to minimize confusion and numerous access points into and out of the area which would become a cause of traffic problems. The City should plan now to allow for the market potential and implement commercial land use policies and guidelines as the future market warrants.

The following is a list of standards which the City should consider when promoting a cohesive and integrated highway commercial center.

1. Exterior materials should be of a similar quality finish on all sides of the building.

2. All buildings should be served by underground electric and telephone distribution facilities.

3. Outside storage should be fully screened from public rights-of-way and residential zones.

4. Transformers, vaults, or similar switching transmission devices should be screened from public view. Rooftop or ground mounted mechanical equipment should be screened.

5. Lighting and landscaping plans for all developments in North Liberty should be approved by the City prior to issuance of a building permit.

6. City ordinances for parking and signage should be strictly adhered to.

7. Integrate building and site design to accent any natural features of the site (such as floodplains or wooded areas).

8. Vehicular, pedestrian and bicycle traffic should be accommodated.

Commercial development that is anticipated along Highway 965 should reflect these quality standards. The City should insist on a quality highway commercial development which is as compatible with the nearby residential area as possible. Hours of operation should be considered and established to help the center coexist peacefully with the adjacent residential neighborhood. Landscaping should be to the maximum standards required for commercial areas, and quality screening techniques should be used to reduce possible negative impacts on existing and future adjacent residential development.

Interstate 380 Interchange

A potential for highway commercial development at the interstate interchange area has been discussed by City officials. Although this has been the subject of much discussion, no specific plans for the area have been developed. This is due to a number of limiting factors, the most significant of which is the provision of public water and services. Presently, the City’s policy states that if this area is to be developed, it would be the developer’s responsibility to extend utilities to the property.

As growth continues in the North Liberty region, the demand for retail commercial development will increase. In addition, the completion of the “Avenue of the Saints” interstate highway will also increase demand at this location. The gradual increase in demand, coupled with the gradual extension of utilities into the area, will determine the appropriate time of development as well as the appropriate type and amount of commercial uses.

The City should consider beginning the process of planning for an additional interchange at the intersection of I-380 and Forevergreen Road. Forevergreen Road has been identified as a collector roadway that is 2 miles south of the Penn Street interchange and is 2 miles from the I-380/I-80 interchange. The land use plan should reflect land uses that are appropriate for this future intersection.

Industrial

Industrial development within North Liberty has been only light industrial operations to date. These operations include light manufacturing and processing, lumber yards, research and development, warehousing, mini-storage, and transport operations. Industrial use constitutes 3.0 percent of the City’s land use.

A consensus among City representatives is that industrial use locations should be predetermined based on site suitability. Varied opinions have been offered in regard to preferable locations for such development and industrial intensity. Many areas have already been zoned industrial and have services readily available to accommodate growth through the year 2000. Industrial development should be promoted and accommodated, to the extent possible, within the boundaries of these existing industrially zoned areas.

The City, however, needs to be flexible in this approach as the primary objective is to achieve enhanced economic development status for the community. In this regard, situations may arise where presently zoned land is not available for sale or is not suited for a proposed new use. In such cases, the City should consider the opportunity for additional industrial areas afforded by the interstate. The agricultural land north and south of Penn Street and west of Inter-City Industrial Park could be considered for future annexation and industrial zoning. Such development would be contingent on future demand, and the extension of urban services.

The Land Use Plan identifies the eventual phasing out or redevelopment of spot industrial properties located within the City’s central growth area. This will minimize compatibility concerns and allow for more appropriate uses in these locations.

For both existing and new industrial development, regulations should be developed and maintained with criteria regarding: building appearance and materials; screening of outside storage areas; screening of off-street parking facilities; use of landscaping; and proper handling of environmentally sensitive areas.

Extra Territorial Jurisdiction Area

The area surrounding North Liberty is governed by the Johnson County Zoning Ordinance. However, pursuant to Iowa state law, the City of North Liberty may extend its platting and subdivision controls two miles beyond its borders. The City has review authority and the right to require development in this area to meet City requirements and specifications. In addition, North Liberty and Johnson County are working towards completing a fringe area agreement in which the City and County work together in the establishment of zoning and design standards, growth areas, and an overall land use map. This opportunity allows the City to monitor and regulate development outside the City which could affect land uses within the City and which, at some point in the future, may be incorporated into the City.

As identified within the Natural Environment Plan, significant amounts of environmentally sensitive areas are located within the extra territorial jurisdiction area. The western regards are characterized with a predominance of prime farmlands, while the river corridor is characterized by moderate building soils, steep slopes, vegetation, and valuable water resources. Therefore, development anywhere within the jurisdiction area should be carefully reviewed by the City and County to ensure that these issues are adequately addressed in accordance with strategies outlined within the Natural Environment Plan.

Johnson County’s Comprehensive Plan for the region identified large lot residential development within the river corridor and predominantly agricultural lands throughout the rest of the region. This allows residential development to take advantage of the natural amenities and prevents development in areas of prime farmland from occurring prematurely. Residential development in recent years has begun to occur contrary to the original County plan. Requests for development of areas outside the original residential corridor have been received and approved. As a result, spot zoning of residential districts has occurred throughout the area to accommodate this development. This spot zoning is particularly prevalent in the area southwest of North Liberty in the Coralville jurisdiction area and is in close proximity to Iowa City.

It is essential that the City scrutinize proposals for development outside the river corridor area to ensure they represents a logical staging of growth in order to preserve farmlands and minimize service costs. Furthermore, areas immediately adjacent to North Liberty’s corporate borders should not be allowed to develop unless the property’s annexed by the City and utilities are extended. The guidelines for determining premature development, as outlined previously within this Comprehensive Plan, should be considered in reviewing these development proposals. Any residential development that does occur within the extra territorial jurisdictions area should be subject to all design and performance standards required for similar development within the City limits.

Commercial and industrial development has been extremely limited within the extra territorial jurisdiction area. Only a few locations of spot commercial recreation development has occurred in the area.

As the Land Use Plan illustrates, the unincorporated area along Penn Street near Interstate 380 is also proposed for commercial/industrial development, however, the timing of such development, as stated previously, is dependent on a number of factors including demand and extension of utilities. This parcel of land should be annexed by the City prior to any such development occurring in this area.

Development requests for commercial and industrial land uses in other portions of the extra territorial jurisdiction area are discouraged and must be carefully reviewed by the City to ensure the long range goals and objectives of North Liberty are being met. Although this plan does not promote additional commercial and industrial development in these areas, any development which is approved should be subject to all design and performance standards identified previously for commercial and industrial development.

DEVELOPMENT REGULATIONS

Implementation of the Proposed Land Use Plan will be primarily accomplished through the City’s development regulations, especially the Zoning and Subdivision Ordinances. To this end, the City should authorize an update of its Zoning Ordinance. To ensure that modern development standards, as well as environmental protection standards, are established throughout the City’s land use regulations, the City should also consider updating its Subdivision Ordinance. Special provisions should be considered to guard against premature platting of land and lack of coordination between subdivisions. If the current city development regulations are found to be lacking and/or out of date, implementing revisions or amendments to them should be undertaken to ensure the City has the level of control it desires in these matters.

ANNEXATION

Annexation is the process by which land adjacent to a municipality is joined to that City to meet some form of public good, such as protection of health, safety, or welfare, or to control land development.

As stated within the Planning Inventory, a number of “islands” of unincorporated land still exist within North Liberty. This issue is being addressed by the State of Iowa which has scheduled hearings on the annexation of these islands and land-locked parcels and “straighten” its corporate borders. Furthermore, state laws have been adopted which attempt to require the annexation of such properties. North Liberty should work with property owners to resolve all barriers to annexation, and incorporate these “islands” into the City.

In addition to providing a logical and consistent corporate boundary, City officials have expressed concern over future development and expansion of the City in relation to neighboring Coralville and Iowa City. The City should work closely with neighboring jurisdictions to ensure future development in the region is consistent with the goals and objectives of North Liberty. North Liberty and the City of Coralville have mutually agreed upon the established boundary line between each City where fringe areas overlap.

Previous topic                Back to Table of Contents                Next topic