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JUNE 2005
PLANNING DISTRICT 3                                            Click here Planning District 3 Map

This district includes the northeastern corner of the City and the extra-territorial jurisdiction limits that extend to the Iowa River corridor.

The Iowa River and the environmentally sensitive land that accompanies the river dominate the district. However, the district has a healthy mix of industrial, Town Center commercial and residential development. The residential development in the district consists of an older residential area and several newly developed areas.

As in Districts 1 and 2, this district’s boundary, as shown, does not extend beyond the Iowa River and into the northeastern portion of the two-mile area. While this land is within a two-mile radius of the City, 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.

As the district map illustrates, the vast majority of undeveloped land is proposed for future residential development. This development should be staged in a fashion that 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. Any requests for residential development located outside the municipal boundary should require annexation prior to approval.

The proposed residential growth should be low-density in nature to reduce potential traffic and environmental problems and carefully planned to ensure the preservation of sensitive lands within the district. In addition, strong consideration should be given to connecting new neighborhoods in this district with a series of trails and sidewalks. Proposed trails should be incorporated into future development proposals to ensure the inter-connectedness of each neighborhood.

Industrial uses are proposed in this district east of Highway 965 and north of Penn Street. 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 Transportation Plan identifies Penn Street as a major arterial, Dubuque Street as a minor arterial and Front Street as collector street within the district. Although existing residential development access these roads directly, future development should be discouraged from direct access on these streets.

Significant current land uses in the district are Penn Meadows Park and Penn Elementary School. Penn Meadows Park has been expanded to include additional recreational features such as additional ball fields. 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.
As mentioned above, strong consideration should be given to providing pedestrian and bicycle trails throughout District 3. As shown on the Master Trail 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 and should be incorporated into future development proposals as necessary. Equally important, however, is the need to connect future neighborhoods with each other through the proposed trail system.

Planning District 3 Recommendations

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

2. 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. Any requests for residential development located outside the municipal boundary should require annexation prior to approval.

3. Future residential growth in the district should be low-density and carefully planned to ensure the preservation of sensitive lands within the district.

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

5. In order to achieve land use compatibility the City should buffer the proposed industrial land uses and provide an internal street system for the area to avoid truck traffic through residential neighborhoods.

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

7. The Dubuque/Penn/Front Street area should evolve into a medium- to high-density land use area. Existing single-family homes must be protected from this change and transition with appropriate sized housing, setbacks and landscape screening.

8. Consideration should be given to providing pedestrian/bicycle trails throughout the district. These trails would provide connections to Penn Meadows Park and Penn Elementary School from other neighborhoods in North Liberty, as well as providing important connections to future neighborhoods within the district.

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

Click here Planning District 3 Map


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