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February 2005 DRAFT
PLANNING DISTRICT 2

District 2 is located in the central portion of North Liberty. The district is bounded by Penn Street to the north, Zeller Street to the south, Highway 965 to the west, and portions of Dubuque Street and Penn Meadows Park to the east.

This planning district encompasses the Central Commercial Area, as well as the "original town" portion of the community. Existing land uses include commercial development and governmental land use within the historic central business district, some light industrial including a lumber company and a ready-mix operation, and a mixture of low, medium and high density residential development.

The Muddy Creek drainageway traverses the western portion of the district, parallel to the railroad tracks. Preservation of the drainageway is important for storm water management. Development should also be restricted from the 100 year floodplain in accordance with the City's floodplain regulations.

The Central Commercial Area is located in the western portion of the district. The Cherry Street Center development and the City’s community center have been developed in the area and have set the standard for future commercial growth in the area. This commercial area benefits from exposure and access to Penn Street and Highway 965 and links the commercial park with the historic CBD. As discussed within the land use section of this report, infill development along Cherry Street, with the exception of the area immediately adjacent to Highway 965 and Penn Street, should focus on government facilities, professional, and specialty services which do not benefit significantly from highway exposure. The development of this Central Commercial Area will provide a focal point for the community and aid in preserving "small city" character.

As a means of maintaining the integrity of the old town area, the City may wish to consider the establishment of a historical preservation zoning district. The establishment of such a district would allow the City to have design influences over the development of vacant lots which lie within the district. In addition, the establishment of the district would be a first step in securing potential state or federal funding for preservation efforts.

The City is currently preparing plans for the historic Central Business District to be redeveloped as the Town Center area. This area is to be connected to the Central Business area with the means of streetscape improvements, special paving, lighting, and a pedestrian walkway that ties the areas together. The Town Center redevelopment should be residential and pedestrian in nature to harmoniously blend the old town residential area with the improvements. Cherry Street should act as a pedestrian spine that connects the community center, bike trail, Penn Meadows Park and the west side of town together.

It will also be important to maintain designated limits on the Central Commercial Area's geographic location to avoid the "spilling" of commercial uses into the adjacent neighborhoods, thus reducing the necessary concentration of businesses required for a vital Central Commercial Area.

There are currently a number of vacant lots along Cherry Street that are zoned for commercial or business development, while there are a number of single family homes that are also located along the street. Redevelopment efforts should be aimed at providing compatible uses along Cherry Street that preserve the residential character and yet create a link between the historic CBD and North Liberty Central Commercial Area.

The current land use of the district is somewhat mixed and disjointed in certain areas. Existing uses include a variety of residential densities, commercial uses, and scattered public/semi-public uses. This variety of uses tends to result in a number of compatibility problems or conflicts between properties including off-street parking, screening, landscaping, and noise concerns. As such, new development or redevelopment within this district must be reviewed on a case-by-case basis and strive to take all measures necessary to minimize compatibility conflicts and emphasize circulation ease and access control.

A number of public and semi-public uses are also located within the district. These include the City Hall/fire station, the Post Office, two churches, Kosers Park, and the Community Center/Library. As stated previously, these types of facilities are encouraged within the Central Commercial Area and the Town Center area as vital elements which attract North Liberty residents into the district.

The Transportation Plan has identified Penn Street and Highway 965 as secondary arterial roadways which border the planning district. Access on these roads should be limited to large development projects, such as the Central Commercial Area. In addition, three collector streets traverse or border the district. These streets, Front Street, Dubuque Street, and Zeller Street, are all subjected to direct lot access from existing development. This direct access, traffic levels, and safety issues have become problematic, particularly on Zeller Street and within the Town Center area where Dubuque and Front Street intersect. The City must monitor potential problems and develop alternative strategies to mitigate safety concerns.

Within District 2, consideration should be given to providing a number of pedestrian/ bicycle trails along major traffic carriers. As shown on the Trail Systems Plan, on-street trail locations have been placed in a manner which allows neighborhoods a direct and logical route to activity generators, specifically the Central Commercial Area and the Town Center area. Designated pedestrian crossings of Highway 965 should be developed at Penn Street, Cherry Street, and Zeller Street. In addition, the construction of the trail route along the Muddy Creek drainageway that will begin in the Spring of 1998 will serve not only nearby residents, but will become a vital component of a City-wide trail system.


SUMMARY OF DISTRICT 2 RECOMMENDATIONS

1. The City should preserve the Muddy Creek drainageway and the 100 year floodplain for storm water management and recreational purposes.

2. New development within the Central Commercial Area that meets the standards established by the Cherry Street Center redevelopment efforts are to be encouraged where deemed appropriate. Specific proposals and plans should be reviewed on a case-by-case basis for appropriateness, compatibility, and compliance with City/area standards.

3. The City may consider the establishment of a historical preservation zoning district to allow the City to have input into development/redevelopment design process of properties within the Old Town portion of the district.

4. The City should continue in its development and redevelopment efforts of the historic CBD creating a Town Center area that is linked between the Central Commercial area with streetscape improvements. These improvements should include walking, lighting, landscaping improvements that also help to tie together the residential neighborhoods that abut Cherry Street. This redevelopment will create a community area with connections to Penn Meadows Park.

5. Encourage the continuance and further development of public and semi-public uses within the Central Commercial and Town Center area.

6. Consideration should be given to providing trails within the district, major road crossings on Highway 965, as well as connections to the Muddy Creek drainageway bike trail in order to provide pedestrian/bicycle links to the Central Commercial Area and Town Center area.
 

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