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PLANNING DISTRICT 5

District 5 is located in the southwest portion of the City. The district is bounded on the east by Highway 965, the south by the City's municipal boundary, the north by Planning District 1, and includes the extra-territorial jurisdiction limits to the west.

The district consists of substantial rural/agricultural land use, with urban development being concentrated in the eastern portion of the district. Quail Creek Golf Course is the most prominent urban land use in the district. Other urban land uses include low density residential, concentrated near Zeller Street and the golf course, and mid/high density residential along Sugar Creek Lane, off Clubhouse Road, and within single family neighborhoods utilized as transitional use areas. Limited commercial and light industrial operations exist along Highway 965 and in spot locations within the district.

The existing agricultural character is indicative of the prime farmlands found throughout the district. The Development Master Plan illustrates conceptual future land use development of the agricultural zoned land to the east of Interstate 380. As stated within the Natural Environment Plan, preservation of prime farmlands from premature development is dependent on the logical staging of urban growth in order to preserve contiguous farming activities in an economically viable fashion. Urban development should be annexed into North Liberty prior to approval to allow for the extension of utilities.

The majority of land within the territorial jurisdiction limits of the City on the west side of Interstate 380 has been identified as agricultural land use on the Development Master Plan. The Natural Environment Plan identified this area as prime farmland. In order to protect this valuable resource, Johnson County has zoned this area agricultural. This County plan is consistent with the objectives of North Liberty. As such, the City should work with Johnson County through development review to ensure this area remains rural/ agricultural in nature.

Residential development in areas to the west of Interstate 380 should be limited to one dwelling unit per 40 acres. While the density of one per 40 should be observed, the minimum lot size of residential properties in agricultural zoned areas should allow parcels that are a minimum of one acre in size and a maximum of ten acres, with the balance of the property preserved as open space or protected agricultural activities. In addition, 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.

The Land Use Plan for District 5 proposes the majority of undeveloped land as future low density residential development. Development should concentrate first on infilling vacant land within and adjacent to existing subdivisions. At present, water and sewer utilities extend across undeveloped land north of the golf course in order to service development along Jones Boulevard. Future plans include the extension of a water main along Jones Boulevard from Forevergreen Road to Penn Street. Future residential development in this area should be a priority within the district in order to capitalize on this public investment. The staging of urban development in this district is essential in order to avoid costly extensions of urban services across undeveloped land, and the disruption of contiguous agricultural activities. Any future residential development proposed outside the municipal boundaries should be incorporated into the City in order to provide the extension of urban services.

Future medium and high density residential development is proposed as transitional land use between proposed industrial/commercial areas and low density residential areas. These areas will be afforded convenient access to Highway 965 and Penn Street.

The Development Master Plan identifies a future extension of the Central Commercial Area when the land becomes available and their is sufficient demand. With its visibility, the intersection of Penn Street and Highway 965 will become of increasing importance over time and the Central Commercial Area to the east takes shape.

The Development Master Plan proposes commercial development within the district along Highway 965 and Penn Street. 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. Furthermore, these developments should be designed as cohesive commercial "nodes" which minimize access points onto Highway 965 and Penn Street and offer a high level of design amenities which guarantee quality performance and aesthetics.

The Penn Street interstate interchange should be developed with commercial and industrial land use appropriate for its ease of access and significant visibility from the Interstate. The completion of the “Avenue of the Saints” interstate highway will 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.

An additional commercial area has been included at the intersection of Forevergreen Road and Interstate 380 where a future intersection may be located. While the construction of such an intersection is in the distant future, the Land Use Plan reflects commercial land uses that are appropriate for this future intersection.

The Quail Creek Golf Course is the large area of public/semi-public use within the district located west of Highway 965. The course currently includes a nine hold golf course, driving range, and clubhouse. It is anticipated that an expansion will occur in the future which would provide an additional nine holes immediately south of the existing course. The course offers an attractive recreational amenity for the district and offers the opportunity to provide attractive larger lot residential, as well as commercial office development abutting the golf course property.

As discussed within the Community Facilities Plan, Quail Ridge Park is the only park land west of Highway 965 at present. Due to the physical barrier the highway represents, provision of additional park land in this area is a major priority. Quail Ridge Park provides sufficient park land for the district at the present time. As noted in the Community Facilities Plan, additional recreational amenities need to be added to the park. As development in the district increases, particularly in the southern portions of the district, consideration will have to be given to adding to this existing park and for providing additional park lands within the district.

The Transportation Plan identifies Forevergreen Road, Jones Boulevard, Zeller Street and 270th Street as collectors. Future direct lot access to these roads should be discouraged. The plan identifies the completion of Zeller Street and Fairview Land/270th Street as important links to facilitating east-west movement in the district. As such, these improvements are a priority within the community. As development increases, additional north-south collector streets will be needed. The Development Master Plan illustrates where these streets may occur.

As stated within the Transportation Plan, the extension of 270th Street eastward to Highway 965 presents a number of issues. These include existing direct lot access on Fairview Lane, a street jog at Jones Boulevard where 270th Street presently ends, and a street jog where Fairview Lane and Golf View Drive meet on Highway 965. Layouts for this collector street which may include minor realignment of 270th Street, and provide an intersection where Golf View Drive and Fairview Lane are aligned. These alternatives would provide a more efficient and safe collector street design, and should be planned prior to development in the area or redevelopment of Highway 965.

The Transportation Plan also identified Highway 965 as a secondary arterial. In an effort to limit access points along this highway, access roadways should be developed to service adjacent commercial development. The implementation of these access roads should correspond to development of the highway commercial area.


In order to reduce the barrier created by Highway 965, serious consideration should be given to trails within District 5. As shown on the Conceptual Trails System Plan, these trail corridors should occur along major traffic routes and provides connection from the district to important activity centers such as the Central Commercial Area and the Community Center.


SUMMARY OF PLANNING DISTRICT 5 RECOMMENDATIONS

1. Low density residential development within the district should focus on infilling existing subdivisions, and adjacent agricultural land which minimize the need for costly utility extensions and preserve contiguous farming activities. Prime farm lands should be protected from development by the staging of growth and deed restrictions, particularly on land to the west of Interstate 380.

2. The opportunity for larger, higher value development around Quail Creek Golf Course and its proposed expansion should be explored as a means of diversifying North Liberty's housing stock. As residential development demand increases westward toward the interstate and utilities are extended, smaller sized single family residential lots and medium density residential development should be extended to the interstate.

3. The area in the northeast corner of the district, designated as commercial land use, should be a future extension of the City’s Central Commercial Area with district guidelines for building and design and a unified community focus.

4. Commercial development along Highway 965 and Penn Street in the district should be highway oriented in nature so as not to directly compete with the Central Commercial Area.

5. The interstate intersection on Penn Street and I-380 should be developed with commercial/industrial land use when the land becomes available and there is sufficient demand. The City should begin working towards the establishment of an additional intersection at Forevergreen Road and I-380.

6. The continued development of Quail Ridge Park, providing additional recreational alternatives, is encouraged. As development increases, the need for additional park land should be explored, particularly in the southern portions of the district.

7. Future direct lot access onto Forevergreen Road, Jones Boulevard, Zeller Street, and Fairview Lane/270th Street is discouraged.

8. The completion of the westward expansion of Zeller Street and the connection of Fairview Lane and 270th Street are priorities for the City. Furthermore, the City should investigate alternative layouts for aligned intersections at Fairview/270th Street on Jones Boulevard and Fairview/Golf View Drive on Highway 965 where intersections would be aligned and minimize concerns with direct lot access and street jogs.

9. An access road system should be established to service development adjacent to Highway 965 within the district.

10. Trails should be provided within the district to provide necessary pedestrian/bicycle connections to other areas of the City.


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