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PLANNING DISTRICT 1

Planning District 1 occupies the northwest corner of North Liberty and includes the extra-territorial jurisdiction limits. Penn Street is the southern boundary of the district.

The district has experienced very little urban development, with the exception of the Inter-City Industrial Park area which contains a large portion of the City's industrial development. Residential development is limited to a few isolated dwellings within this district and within the Iowa River corridor. Commercial development is limited to a few spot developments within industrial areas. The majority of the district is agricultural in nature, and includes a portion of the Iowa River corridor that is within the City’s extra-territorial jurisdiction area.

At present, a small portion of the planning district is within the corporate boundaries of North Liberty. As the district map illustrates, this area is the southeast portion of the district.

North Liberty's current two mile jurisdiction area boundary is shown on the district plan map. The jurisdiction area boundary, as shown, does not extend beyond the Iowa River. While land on the other side of the river is within a two mile radius of North Liberty, City officials have expressed a desire to limit their jurisdiction area to the western side of the river. The river serves as a barrier which provides a logical division for review authority.

The majority of the district is generally flat and free of environmentally sensitive areas except within the Iowa River corridor where steep slopes and vegetation exist. The Natural Environment Plan identified the river corridor within this district as containing a number of natural features which may limit development. These features include moderate building soils, steep slopes, existing vegetation and water quality. Future development within this river corridor must occur in a manner which preserves these valuable resources and allows the natural features to be maintained as attractive amenities for future development. Therefore the City, in conjunction with Johnson County, must review development proposals within the district to ensure these issues are being adequately addressed in accordance with strategies outlined in the Natural Environment Plan. Development in this area is discouraged and must be carefully planned if it does occur in order to minimize problems.

The Land Use Plan suggests that industrial/commercial growth will potentially occur much more quickly in this district than other districts. This is due to the ease of access, visibility, connection and proximity to Interstate 380, 80 and the Penn Street interchange. In response to the available access of the district and the industrial and commercial development which is existing, a large portion of the district has been identified as future commercial and industrial development. As stated previously, these allocations far exceed the projected commercial and industrial land demands for the next ten years. As such, development requests must be analyzed carefully to ensure they are not premature, or result in an inefficient extension of urban services. In order to provide urban services. any requests for commercial or industrial development located outside the municipal boundary should require annexation prior to approval.

The Development Master Plan also proposes single family residential, large lot single family residential, and rural residential development within the district. The Regional Land Use Plan identified the vast majority of this district as future low density residential development, zero to two dwelling units per acre, consistent with Johnson County's North Corridor Development Plan. This area is already zoned large lot residential development by Johnson County. Although this zoning potentially allows residential development throughout this district, it is essential that the City scrutinize all development requests to ensure they represent a logical staging of residential growth, in order to efficiently provide services and to ensure a preservation of prime farmlands and sensitive lands within the district.

Single family residential development and large lot residential may also occur within the district in areas where City water and sanitary sewer can logically and efficiently be extended.

Penn Street, the southern boundary of this district and the gateway to the City from Interstate 380, is an important link to North Liberty. Aside from limiting access points along the secondary arterial roadway, the City should consider setback and building requirements, as well as coordinated lighting and landscaping. If this is planned prior to development demand, Penn Street could become a considerable positive image statement of the City of North Liberty.

The potential exists for compatibility problems within the district where industrial and commercial development directly abuts residential areas. In response to this concern, the City must utilize its buffer yard Ordinance which requires adequate landscape screening between these incompatible uses.

The Transportation Plan identifies Penn Street and Highway 965 as secondary arterial streets. Access on these streets should be limited. The extension of Jones Boulevard, as well as an additional collector roadway to the east, is included in the Development Master Plan. The Transportation Plan also identified Jones Boulevard as a collector within the district. Access onto these roads should be limited to large developments. No future direct residential lot access and limited industrial lot access should be permitted on this street.

The rail access afforded the proposed industrial areas in this district is another important transportation consideration. Platting within the Inter-City Industrial Park has accommodated potential rail spurs off the CRANDIC line. Future industrial development may wish to consider similar rail spurs.

The overall timing of urban development in the district is contingent on a number of critical factors. These factors include market demand, completion of the "Avenue of the Saints", and the fiscally responsible extension of utilities and services. In order for this development to be a positive and beneficial element in the community, these factors must be allowed to dictate the appropriate timing and extent of urban development within the district.


SUMMARY OF DISTRICT 1 RECOMMENDATIONS

1. Development requests in environmentally sensitive areas within the district should be carefully reviewed by the City to ensure protective measures are being taken consistent with strategies outlined in the Natural Environment Plan.

2. Large lot residential development should be limited to the river corridor area, consistent with Johnson County’s Corridor Development Plan.

3. Single family residential development at a density of two to four dwelling units per acre should also be accommodated within the district in areas where urban services can logically be extended. Such developments should be incorporated into North Liberty prior to approval.

4. Urban development should be carefully staged within the district in order to ensure logical extension of urban services, resulting in fiscally responsible development.

5. Where incompatible land uses are adjacent to one another, adequate buffer yards should be provided.

6. The commercial/industrial area along Penn Street should be developed with the understanding that Penn Street is a major gateway to the City. Setback and building design requirements as well as unified lighting and landscaping should be prepared for the Penn Street corridor as a gateway to the City.

7. Access along Penn Street and Highway 965 should be extremely limited due to their arterial status. Future direct residential lot access onto collector streets should also be discouraged.


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