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PLANNING DISTRICT 4

Planning District 4 consists of the southeast corner of North Liberty and the North Liberty extra-territorial jurisdiction limits. It is bounded by Zeller Street to the north, Highway 965 to the west, and the established territorial jurisdiction limits between Coralville and North Liberty to the south and to the east.

The district is dominated by rural/agricultural activities. Urban development, with the exception of a few spot locations, is restricted to the northwest corner of the district. Low density residential development is the dominant urban land use, however, the two mobile home parks along Highway 965 maintain mid density housing as a dominant land use in the district. Lesser quantities of high density residential, commercial and public land uses are also present within the district.

The City has recently annexed a large portion of land in the southern portion of the district running from Highway 965 to the proposed sewer treatment facility. There is one "island" of unincorporated land in the northwest corner of the district. This parcel contains some farmland as well as the City's sewage treatment facility that will soon be relocated. It is anticipated that the existing sewage treatment land will be utilized as a public works facility when the relocation occurs. The unincorporated island should be annexed into the City in the near future.

The district is bisected by two significant barriers which run parallel to one another, the CRANDIC Railroad and the Muddy Creek drainageway. These barriers serve to segregate geographic areas of the district and constrain urban development. As such, they provide a framework for the logical separation of various land uses.

As stated previously, the Muddy Creek drainageway provides a valuable role in storm water management. Preservation of the drainageway and its adjacent 100 year floodplain is essential in protecting public safety and welfare, as well as preserving water quality downstream. Future development in the district should recognize this drainageway and accommodate its preservation. Furthermore, development should be restricted within the floodplain in accordance with the City's floodplain regulations.

The Land Use Plan proposes various densities of residential development east of the CRANDIC Railroad line. Because of proximity to collector streets, the CRANDIC Railroad line, existing mobile home residential lots, and existing/future collector streets, the Land Use Plan identifies areas for high to mid-density residential land use. Areas which abut existing small single family residential neighborhoods would be a logical location for small single family homes. The most prevalent land use type proposed is single family

residential. These developments should be staged to allow for an efficient extension of urban services.

Consideration should be given to providing both inexpensive, starter homes as well as larger, higher valued single family development within the district. The prevalence of natural features and significant topography make this area an ideal location for larger sized lots. As discussed in the Natural Environment Plan, care needs to be given to retain the existing land features, particularly along the Muddy Creek drainageway, which provides an attractive amenity. The creation of additional zoning districts within the City's Zoning Ordinance will provide the framework for larger lot development.

The City has recently annexed a large portion of land that extends from Highway 965 to the future sewer treatment facility. Mid-high density housing is proposed within the area as well as along Highway 965, Forevergreen Road, and near the proposed sewer treatment facility. As this district develops, care needs to be taken in the careful mixture of residential densities and housing types, and to provide proper land use transition within these areas.

The Planning Tactics and community survey both revealed that North Liberty residents and officials desire to limit the amount of additional mobile home development within the City in the future. Currently, mobile homes make up 20 percent of the housing units within North Liberty. This is an imbalance in relation to other types of medium density residential dwellings. Therefore, the district plan discourages the zoning of additional land for mobile home development.

Future highway commercial development is proposed along Highway 965, north of Forevergreen Road and south of the mobile home park development. This large area of property will allow for a highway commercial area that has significant visibility, and yet allow for inward vehicular maneuvering without affecting traffic along Highway 965. As stated within the land use section of this report, commercial uses along the highway should be more dependent on highway exposure than the uses proposed for the Central Commercial Area in order to avoid competition between the two areas. Typical uses would include retail merchandising, office space, convenience goods and food service. This development would provide convenience retail development for the surrounding neighborhood. Continuance of the garden center along Forevergreen Road is encouraged within the district plan. However, expansion of this commercial area is not recommended.

Beaver Creek Park and a 10 acre passive park/buffer area at the future sewage treatment plant are the only park areas in the district. As development increases in the area, consideration should be given to providing additional park land. The Land Use Plan identifies a park location to be located at the future City’s sewage treatment facility plant when it is relocated. This land is already publicly owned and is located within the 100 year floodplain.

The City's Transportation Plan identifies Highway 965 as a secondary arterial. No additional access points for private developments or public roads should be provided along the highway within District 4.

Highway 965 is an essential commercial corridor in the City of North Liberty. This corridor should be redeveloped to be a representative focus within the City with intersection redesign, turning lanes, and amenities that may include lighting and landscaping and possibly a center median.

Zeller Street, Dubuque Street, Front Street, and Forevergreen Road are existing collector streets within the district. A fifth collector street, Golf View Drive, exists between Highway 965 and the CRANDIC Railroad line. The Transportation Plan proposes the extension of this road eastward to Dubuque Street. Completion of this collector street would facilitate east-west movement through the district. Prior to any extension of the roadway, the existing Golf View Drive should be improved to meet City construction and access requirements. Another east/west collector street should be added between Golf View Drive and Forevergreen Road. This road should be extended to Front Street and form an intersection at Clubhouse Drive. Future direct lot access onto these collector streets should be discouraged.

The Muddy Creek drainageway, which bisects the district, provides an undevelopable corridor which may be incorporated into the City's future bike trail and trail system. The City should explore the provision of trails along this natural feature and along the major traffic carriers in the district. These trails will provide connections from the district's neighborhoods to activity centers such as the Central Commercial Area and historic Central Business District, Penn Elementary School, and Quail Creek Golf Course.

SUMMARY OF PLANNING DISTRICT 4 RECOMMENDATIONS

1. Consideration should be given to annexing the existing island of unincorporated land which contains the City's sewage treatment plant.

2. The Muddy Creek drainageway and accompanying floodplain should be protected from future development in accordance with the Natural Environment Plan.

3. Future residential development should be staged to allow efficient extension of urban services, and preservation of contiguous farming activities.

4. Consideration should be given to providing small, inexpensive, starter homes as well as larger, high valued homes within the district.

5. The proposed mixture of mid-high density housing within the district should be planned with care to avoid incompatible land use areas and forming a transition between areas with differing densities.

6. The rezoning of additional land for mobile home development is discouraged by the district plan.

7. As development increases, consideration should be given to providing additional park land within the district.

8. No additional access points for private development or public roads should be provided along Highway 965. The commercial corridor should be treated as a focal point of North Liberty with improvements and amenities that are representative of the City.

9. Future direct lot access should be discouraged along Zeller Street, Dubuque Street, Front Street, Golf View Drive, and Forevergreen Road.

10. Golf View Drive should be extended eastward to Dubuque Street in order to facilitate east-west movement through the district. Additionally, the collector street should be improved in accordance with City standards in conjunction with the collector street extension.

11. The City should explore the provision of trails along the Muddy Creek drainageway and the major traffic carriers within the district, as part of an overall Trails System Plan.
 

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