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PLANNING DISTRICT 3

District 3 includes the northeastern corner of the City and the extra-territorial jurisdiction limits that extend to the Iowa River. It is bounded by Dubuque Street and Penn Street to the south and Highway 965 to the west.

While the district is primarily rural/agricultural in nature, the area has seen a great amount of growth and change in the recent past. The district is dominated by the Iowa River corridor, and possesses two prominent land use features - Penn Meadows Park and Penn Elementary School. The district also contains two large industrial zoned areas with approximately 79 acres zoned for industrial land use. Residential development in the district includes two small older residential areas and two newly developed residential areas.

One island of unincorporated land is located within the district. This parcel is located east of Front Street, north of Penn Street. Attempts should be made in the near future to incorporate this parcel into the City in order to provide a logical and efficient extension of municipal services.

As the Land Use Plan and Development Master Plan illustrates, the vast majority of vacant/agricultural land is proposed for future low density residential development. This development should be staged in a fashion which allows a logical expansion of the City's utilities, and connects to the existing street network. The staging of residential growth in the district will help preserve contiguous farming activities until urban development is appropriate.

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, the City should work with the County in the development of a clustering ordinance for the area in order to ensure a preservation of 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.

In the neighborhood north of Penn Street, between Front Street and Dubuque Street, there are a mixture of large and small single family lots to the south, a high density residential development to the east, and industrial zoned land to the north. All of the properties access the surrounding collector and secondary arterial streets, with no internal street system. In addition, there is pressure for the redevelopment of the area to higher densities on the undeveloped land that abuts the industrial zoned property, creating a buffer from this land use.

In order for this diverse area to achieve land use compatibility, long range land use development patterns and an internal system needs to be predetermined. The City has determined that this compatibility should evolve over time and that the land use plan for the area should change from low density development to mid-high density development. Future mid-high density development must show sensitivity to the existing low density residential with appropriate structures, landscape screening, and required setbacks. Mid-high density development should not occur unless an approved plan for internal street systems is established.

Consideration has been given to providing larger lot residential development within the district in the Development Master Plan. This type of development will yield larger, higher valued housing which will serve to diversify the City's housing stock. The development of additional residential zoning districts within the City's Zoning Ordinance will provide a framework for accommodating larger lot developments.

Significant land uses in the district are Penn Meadows Park and Penn Elementary School. Penn Meadows Park has recently been expanded to include additional recreational features such as additional ballfields. These public/semi-public uses are a valuable asset to the community. Future development in the district should take advantage of these amenities to the greatest extent possible.

The Transportation Plan identified Penn Street as a secondary arterial, and Front Street and Dubuque Street as collector streets within the district. Although existing residential development accesses these roads directly, future residential development should be discouraged from direct access on these streets.

Within District 3, strong consideration should be given to providing a number of pedestrian/bicycle trails along the major traffic carriers. As shown on the Conceptual Trails System Plan, trails have been proposed to link Penn Meadows Park and Penn Elementary School with other activity centers and neighborhoods within the City. These connections are particularly critical within District 3 because the park and school are important destinations for all residents of the City.

SUMMARY OF DISTRICT 3 RECOMMENDATIONS

1. Residential development within the district should be staged to provide a logical extension of urban services and to preserve contiguous farming activities and sensitive lands until urban development is appropriate.

2. Attempt should be made, in conjunction with property owners, to annex the land-locked parcel within the district which is not currently incorporated into North Liberty.

3. The City should work with the County in the establishment of a cluster development requirement for the Iowa River Corridor in order to ensure a preservation of sensitive lands within the district.

4. In order to achieve land use compatibility, achieve higher density development within the old town area, create a buffer from the industrial zoned land and to provide an internal street system for the area, the Dubuque/Penn/Front Street area should evolve over time into a mid-high density land use. Existing single family homes must be protected from this change and transition with appropriate sized housing, setbacks and landscape screening.

5. Consideration should be given to providing larger lot residential development in the district in order to provide a diverse housing stock.

6. Direct lot access along Penn Street, Front Street, and Dubuque Street should be discouraged in the future.

7. Consideration should be given to providing pedestrian/bicycle trails along major traffic carriers within the district. These trails would provide important connections to Penn Meadows Park and Penn Elementary School from other neighborhoods in North Liberty.


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