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JUNE 2005
PLANNING DISTRICT 1                                Click here Planning District 1 Map

District 1 represents the northwest portion of the City and extra-territorial area. At present, only a small portion of the overall planning district is within the current City limits. As the district map illustrates, the current City limit only covers the southeast portion of the district, around the interstate intersection. The remainder of the planning district is comprised of the City’s northwest extra-territorial jurisdiction area.

North Liberty's current two-mile jurisdiction area boundary is shown on the map. The planning district’s boundary, as shown, does not extend beyond the Iowa River and into the northwest portion of the two-mile area. While this land is within a two-mile radius of North Liberty, the river serves as a barrier that provides a logical division for review authority. Urban development should not occur outside of the planning district boundary.

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 river corridor contains a number of natural features that may limit future development. These features include steep slopes and existing vegetation. Development within this river corridor must occur in a manner that preserves these valuable resources and allows the natural features to be maintained as attractive amenities. Therefore, the City, in conjunction with Johnson County, must review development proposals within the two-mile area to ensure these issues are being adequately addressed in accordance with the strategies outlined in the Plan.

Due to the ease of access, visibility, connection and proximity to Interstate 380, 80 and the Penn Street interchange, future industrial and commercial uses should be encouraged in this district, as shown on the map. A large area has been identified as future industrial development, west of I-380. The industrial area is generally contingent on the results of a future sewer study to establish the boundaries of possible municipal services to the area. Development requests in this area must be carefully analyzed to ensure they are not premature, or result in an inefficient extension of urban services. Any requests for industrial development located outside the municipal boundary should require annexation prior to approval.

West of the future industrial area includes a large agricultural land protection area. This area contains large contiguous tracks of prime farmland. Urban development in this area, as shown on the map, is discouraged.

Rural 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 that have exercised these division rights. This will ensure that further development will not take place on the property unless it is rezoned.

The district also proposes residential development in the northern portion of the district, just east of the interstate. The Plan recommends higher density residential along the interstate corridor and generally lower density residential moving away from the interstate. It is essential that the City study all development requests in this area 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. Any requests for residential development located outside the municipal boundary should require annexation prior to approval.

The southeast corner of the district contains a commercial corridor along Penn Street. Penn Street is the gateway to the City from Interstate 380 and is an important link to North Liberty. The City should limit access points along this roadway, as well as plan for coordinated lighting and landscaping. A welcoming gateway entrance can create a considerable positive image for 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 that requires adequate landscape screening between incompatible uses.

The overall timing of urban development in the district is contingent on a number of critical factors. These factors include market demand, the northwest future sewer study area and the fiscally responsible extension of utilities and services. In order for 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.

Planning District 1 Recommendations

1. Urban development should not occur outside of the planning district’s boundary.

2. 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 Plan.

3. Ensure the retention of natural features and significant topography during the development process.

4. Industrial development should be carefully staged within the district and incorporated into the City in order to ensure logical extension of urban services, resulting in fiscally responsible development. In addition, a sewer study should be performed to ensure adequate service for future industrial use.

5. Urban development in the agricultural area of this district should be discouraged. Any development should be limited to rural residential development (One unit per 40 acres).
6. Single-family residential development should be accommodated within the district as shown on the map in areas where urban services can logically be extended. Such developments should be incorporated into North Liberty prior to approval. Development should be higher density residential along the interstate corridor and generally lower density residential moving away from the interstate.

7. Where incompatible land uses are adjacent to one another, adequate buffering should be provided.

8. The commercial 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.

9. Access along Penn Street and Highway 965 should be extremely limited due to their arterial status.

10. Incorporate planned arterial and collector streets as well as planned trails into future development proposals as necessary.

Click here Planning District 1 Map

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