HomeMy WebLinkAboutNorth District plan
Iowa City
Department of Planning and Community Development
410 East Washington Street, Iowa City, Iowa 52240
The citizens of Iowa City build community and preserve the
city’s quality of life by providing connections not only to the
people and places around which activities are centered, but
also to the city’s history, its environment and the
University, all of which have shaped Iowa city’s unique
character.
- Iowa City Comprehensive Plan
INTRODUCTION
The Iowa City Comprehensive Plan presents a vision for Iowa City, provides a
strategy for realizing the vision, and sets policies for the growth and development of
specific geographic areas of the city. Since the adoption of the Comprehensive Plan
in 1997, the City has embarked on a series of District Planning efforts in order to
provide vision and guidance for development that is more closely tailored to specific areas of the City. District plans are intended to promote patterns of land use, urban
design, infrastructure, and services that encourage and contribute to the livability of
Iowa City and its neighborhoods. District plans are advisory documents for directing
and managing change over time. They serve as guides to decision-making, public
deliberation, and investments.
The North District Plan
establishes a set of planning
principles that relate specifically
to the history and existing conditions of this particular area
of the City. These principles
relate to issues of housing,
transportation, public and neighborhood services, and parks, trails and open space. The plan translates these principles into a future vision of the North District and
illustrates this vision on a District Plan Map. Most importantly, the plan acknowledges
that the North District is a part of the larger Iowa City community. Establishing sound
planning principles to provide a mix of housing, protect sensitive environmental and
historical resources, and improve the existing transportation system will benefit citizens living or working in the North District as well as citizens in Iowa City as a
whole.
The Plan is divided into three sections:
I. The North District Past and Present, which describes the location, history
and existing conditions in the North District;
II. The North District: Planning for the Future, which sets forth the planning
principles that will act as a framework on which to base future development decisions; and
III. Principles in Action: Guide to Future Development, which illustrates the
planning principles on a District Plan Map and highlights areas of particular
interest.
The North District Plan 02/25/15 1
PLANNING PROCESS
The vision for the North District was
developed during a series of
intensive neighborhood workshops where approximately 100 citizens spent many hours developing ideas
and options on a variety of topics
such as housing, commercial
development, traffic and environmental protection. Prior to these workshops, planning staff
collected extensive background
information about the area through
historical research, interviews, and site visits. Workshop participants used this information to inform their own knowledge and experience as they worked to formulate a vision for the district.
The citizen workshops resulted in several
key points of consensus - the planning principles on which the plan is based. These principles set a broad vision for the
future of the district and act as guidelines
for future development of the area.
In addition to the development of the planning principles, planners identified key
geographical areas where more specific
direction was needed to guide
development of the District. Various options were explored and preferred development patterns where identified. These preferred development scenarios were then illustrated on a District Plan Map.
HOW WILL THE NORTH DISTRICT PLAN BE USED?
The North District Plan is intended to be a general guide to future development within the district. As the City reviews subdivision and rezoning requests, the plan will be
used to help ensure that new development fits into the surrounding neighborhood.
The City will refer to the Plan when setting funding priorities for public projects and
services. Property owners, developers and others may also use the plan when making decisions regarding investment in the North District. Continued citizen input will be important during the implementation of the plan. Private investment and
neighborhood initiatives to enhance or improve housing and commercial areas and to
protect valuable environmental and historic resources will be essential to the
implementation of the North District Plan.
The North District Plan 02/25/15 2
The North District
Past and Present
♦ Location
♦ History
♦ Existing Conditions
♦ Assets and Constraints
The North District Plan 02/25/15 3
LOCATION
The North District encompasses approximately 1,850 acres of the northern portion of
Iowa City. The Iowa River forms a meandering boundary around the western half of the District. Interstate 80 defines much of the northern boundary; and Dodge Street runs diagonally along the southeast side of the District. Running north and south,
Dubuque Street divides the North District roughly in half. Both Dubuque and Dodge
Streets serve as major gateways into Iowa City, providing access from the center of
town to Interstate 80 and points beyond. Prairie du Chien Road is the other major north-south artery within the neighborhood while Foster Road, Ridge Road/Whiting Avenue, and Kimball Road provide limited east-west routes.
(location map)
The North District Plan 02/25/15 4
HISTORY
“River” and “roads” are two words that best characterize the history of development in
the North District. The Iowa River has played a major role in the settlement patterns
of this area. A number of Native American archaeological sites are clustered on the
peninsula near the river. White settlers began to stake their claims here by the early
1840s. A number of early commercial enterprises were located along this stretch of the Iowa River, including a grist mill, a
paper mill, a woolen mill, and the Martin
Montgomery sawmill located near the
Butler Bridge. One notable
establishment was the Terrell flourmill, constructed in 1843, after the Iowa
Territorial government passed legislation
allowing Walter Terrell to construct a mill
dam on the Iowa River. This mill
operated for many years processing local grain into flour. In 1906 part of the Terrell
property on the west side of the River
was sold to the City and eventually became part of City Park. Today, an old stone
mill wheel remains as a remnant of the past in Terrell Mill Park, which is located near the original site of the flourmill.
Most roads in the area were little more
than trails until 1839 when Lyman
Dillon plowed a furrow from Iowa City to Dubuque and a federal road was
constructed following that furrow.
Dubuque Road marks a remnant of
the “Dillon’s Furrow” route, which was
also known as the Old Military Road. This road originally extended from
Iowa City to Dubuque and brought
new settlers and development into
Iowa City before the Civil War. Dairy farming was once a predominant industry
along Dubuque Road, reaching its peak during the 1930’s. A number of historic farmhouses and outbuildings along Dubuque Road reveal this page in the District’s
history and continue to contribute to the rural character of the area.
The North District boasts two major gateways into Iowa City, Dubuque Street and
the Highway 1/Dodge Street corridor. What is present day Dubuque Street, was originally called Foster Road and led past Terrell Mill. Later this road was renamed
the Red Ball Highway, predecessor to Highway 218, which used to enter Iowa City
along Dubuque Street. This route continues to be a major entranceway into Iowa
City. Construction of the current alignment of Highway 1 in the 1930s and Interstate 80 in the 1950s dissected a number of farm properties, which changed the shape and potential land uses within the North District.
The North District Plan 02/25/15 5
A few early residential structures survive today in the
District. The Montgomery-Butler house, one of the
oldest original residential structures in Johnson
County, overlooks the site of an early ferry crossing in the area. The Englert-Pownell house, located at 1602 Dubuque Street, was an overland stagecoach
stop, saloon and hotel, and was suspected to have
been a stop on the Underground Railroad. The Hilltop
Tavern located on Dodge Street has been a community gathering place since the time of Prohibition.
Development of the neighborhoods on the bluffs and ridges east of Dubuque Street
expanded with the growth of the University of Iowa during the early Twentieth
Century. Examples of residential architecture from this period survive today in the North District. Many of these homes were originally built on large lots or acreages. Over the years these lots have been subdivided and filled in with newer housing,
providing the mix of housing we see today.
EXISTING CONDITIONS
The Iowa River continues to be a significant influence on development in the North
District today. Low-lying floodplains, hills, bluffs and steep ravines formed and cut by
the River and its tributaries impose significant constraints to development. The North
District contains some of the most environmentally sensitive lands in Iowa City. The sheer difficulty in developing the steep, wooded ravines and low-lying wetlands has
helped to preserve many of these natural areas.
West of Dubuque Street, the Iowa River
winds around two large and mostly undeveloped city-owned properties: an
area known as the peninsula; and the
Iowa City water plant site, which is
located north of Interstate 80. The
existing neighborhood along Foster Road and Laura Drive includes single-family
homes, duplexes, condominiums,
apartments, river cabins and manufactured housing. The Parkview Church is located
south of Foster Road and a private golf course is owned and operated by the
Benevolent Protective Order of Elks on land located near the river. Other than the radio station north of I-80, there is no commercial development in this area. The City
has plans to develop the flat upland area of the Peninsula into a traditional
neighborhood, with a mix of housing types and an emphasis on interconnected,
pedestrian friendly streets. The City water plant site north of I-80 is being designed to
include public walking trails and wetland and prairie conservation areas.
The North District Plan 02/25/15 6
East of Dubuque Street the steep, wooded ravines and stream corridors provide open
space for abundant wildlife, while residential
development is limited largely to areas
along ridgelines. In general, development is concentrated along Dubuque Street, Ridge Road, Whiting Avenue, and Prairie
du Chien Road. Single family residential
development predominates, but the area
also includes a University dormitory and a few apartments along Dubuque Street. Shimek Elementary School is centrally
located off of Whiting Avenue. Further east
along a remnant of old Dubuque Road, the
topography is more open and less severe. Large farmhouses, built in the early part of the Twentieth Century, are mixed with more
recent residential development. This area
retains its rural flavor with large lots and
sizeable tracts of undeveloped open space. Homes of more recent vintage line Bristol Drive, Oakes Drive, and Quincent Street.
A variety of commercial establishments, including a grocery store, restaurants, gas
stations, and a few offices are located along the Dodge Street corridor, primarily in the vicinity of the I-80 interchange and between the Dubuque Road and Prairie du Chien Road intersections with Dodge Street.
There is abundant private and public
open space in and immediately adjacent to the North District. The Williams Gas Pipeline runs along a 100-foot wide
easement that parallels Interstate 80
across the length of the North District.
Since development is not allowed within this easement, it acts as a linear open space buffer between Interstate 80 and
most developed portions of the North
District. The grounds at Shimek School,
which include a play structure and athletic fields, provide the only active park space in the area. City Park, Hickory Hill Park and Terrell Mill Park, provide public open space along the edges of the District.
Two cemeteries, St. Joseph’s and Oakland Cemetery, located just outside the District
to the south provide additional open space.
The North District Plan 02/25/15 7
ASSETS AND CONSTRAINTS
When citizens of the North
District were asked to list the
positive aspects of the their
neighborhoods, several
common themes emerged. Residents appreciate the
natural beauty of the area,
with its steep wooded
ravines, large areas of open
space, wildlife corridors, and access to the Iowa River.
These environmental
resources are prized for the
ecological and aesthetic
value as well as for the recreational opportunities they provide. Also mentioned was the mix of housing in
the district. While residential development in the District is predominantly detached
single family housing, the District also includes a number of townhouses,
condominiums, and apartments. Single family development ranges from historic to modern, from manufactured housing to larger, more expensive homes. Many
residents value this mix of housing as a means of supporting families and individuals
of all incomes and ages. Citizens also value the public and private services and
amenities available in the area, such as Shimek Elementary School, trails, parks, and
the Hy-Vee grocery store. Historic resources and community gathering places such as the historic Hilltop Tavern, the Montgomery-Butler House, and the rural character
of the historic farm properties along Dubuque Road are important assets to the
district.
Some of the most valued aspects of the North District, also pose the most challenges. The
steep, rugged terrain makes road building and
residential construction difficult. Streets do
not always connect, forcing residents to travel
farther to get to neighborhood services and causing congestion and pedestrian safety
concerns on those few streets that do connect.
In addition, the topography makes it difficult or
impossible to extend gravity flow sewers to
certain areas of the District, further limiting development. While there is abundant open space in the North District, much of it is
not accessible. Citizens emphasized the need for additional walking trails and
centrally located active park space. Many citizens expressed frustration at the traffic
and access problems, but also emphasized the importance of developing land in a
way that is sensitive to the unique environmental resources of the area.
The North District Plan 02/25/15 8
The North District
North District Planning Principles
♦ Housing
♦ Commercial and Institutional Uses
♦ Transportation
♦ Public Services and Facilities
♦ Parks and Open Space
The North District Plan 02/25/15 9
Housing in a vital, energetic city builds a community of
neighborhoods that provides safe, attractive and affordable
housing for all its residents. A well-planned neighborhood
welcomes all people and includes both owner-occupied and
rental, single-family and multi-family housing.
– Iowa City Comprehensive Plan
NORTH DISTRICT PLANNING PRINCIPLES
After examining existing conditions in the North District and identifying what is most
valued and what needs improvement, a set of planning principles was generated to
guide future development. Once adopted, future development in the North District
should conform to these principles. The North District planning principles are
intended to support and complement the goals and strategies of Iowa City’s Comprehensive Plan.
HOUSING – Maintain and enhance existing housing while providing opportunities for new housing development that complements existing
neighborhoods, protects environmentally sensitive areas, and is affordable to
people of all incomes and ages.
Retain the predominantly single-family residential character of
existing neighborhoods.
Encourage clustered, conservation design housing development near environmentally sensitive areas.
Locate medium-density housing, including townhouses, condominiums, and
apartments in areas with good access to arterial streets, near major intersections
& close to neighborhood commercial areas.
Encourage the redevelopment or improvement of housing that is not in good
condition.
COMMERCIAL AND INSTITUTIONAL USES – Enhance commercial diversity and
activity by encouraging a business mix that provides goods and services to
satisfy neighborhood needs.
Focus commercial activity in existing nodes along major arterial streets.
Encourage commercial and institutional site design that is sensitive to adjacent
residential areas.
Discourage strip commercial development.
Encourage neighborhood-serving uses such as daycare, religious and other
community service institutions that serve the neighborhood.
TRANSPORTATION – Improve the street system to increase safety and
accessibility for all modes of transportation, including automobiles, transit vehicles, bicycles, and pedestrians.
The North District Plan 02/25/15 10
The quality of life for residents of Iowa City is and
will continue to be enhanced by a balanced, multi-
modal system for the transportationof people.
- Iowa City Comprehensive Plan
Environmental protection is a basic tenet of Iowa City’s vision
for the future. As growth and development occur, they should
be managed such that the environmental quality of the
community is not sacrificed.
- Iowa City Comprehensive Plan
Extend and improve streets and roads to address traffic issues.
Upgrade existing streets to address
safety issues; add traffic signals at
key intersections.
Improve pedestrian crossings.
Install sidewalks and connecting trails that will enhance the pedestrian/bicycle
network within the district.
Plan, design, and implement entranceway enhancements along Dubuque Street
and Dodge Street/Highway 1.
Extend transit service to adequately serve new residential development.
PUBLIC SERVICES AND FACILITIES– Improve public facilities and services to meet the present and future needs of North District residents.
Identify and explore options for connecting properties that are not currently served
with municipal sanitary sewer service.
Investigate the possibility of installing a sanitary sewer lift station north of Interstate 80.
Consider building a fourth fire station in the northeast area of the City to keep
emergency response times low.
Explore options for the development of a welcome center along Dubuque Street.
PARKS AND OPEN SPACE - Provide for new parks, trails, and open space to meet the present and future needs of area residents, with an emphasis on
protecting and enhancing the
District’s unique natural areas.
Protect sensitive environmental features.
Provide a central, active
neighborhood park in the area east of Dubuque Street.
Create pedestrian links from North District neighborhoods to City Park, Hickory
Hill Park and Shimek School.
Retain and enhance the open space buffer between Interstate 80 and residential
development.
The North District Plan 02/25/15 11
Compact neighborhood design creates village-like
neighborhoods with housing for a diverse population, a mix
of land uses, public space that is a focal point for the
neighborhood, integrated civic and commercial centers,
accessible open space, and streets which are pleasant for
both motorists and pedestrians…
- Iowa City Comprehensive Plan
Housing
Iowa City neighborhoods each have their own distinct character, but in general they
follow one of three typical patterns of development: conventional subdivision design;
traditional neighborhood design; or conservation neighborhood design.
Conventional Subdivision Design
The dominant form of residential
development during the past few
years in Iowa City has been
conventional subdivision design. This type of development typically
involves the creation of building lots
that are designated primarily for
single-family housing. Usually,
most of the property within a conventional subdivision is incorporated into private individual lot ownership. The
street network may include connecting streets, but often makes extensive use of the
cul-de-sac street design. Although public open space is not a key element in
conventional subdivision design, Iowa City’s Neighborhood Open Space Ordinance ensures that a certain amount of open space is set aside for new developments.
Traditional Neighborhood Design
In 1994, the Vision 2000 process resulted in Comprehensive Plan goals
that support the implementation of
compact neighborhood design.
Traditional neighborhood design
mirrors the type of compact pedestrian-oriented neighborhoods built
prior to World War II, with smaller lots, a
compact grid of streets, a continuous
network of sidewalks, houses built closer to
the street, with the garages set back from the street or built with access from rear
alleys. This type of design is intended to
encourage neighborhood development that
promotes social connections, identity of
place, environmental conservation and traffic reduction within each neighborhood.
The North District Plan 02/25/15 12
Conservation Neighborhood Design
Building neighborhoods using conservation
design principles is a means of preserving
open space and protecting environmentally sensitive areas. Conservation subdivision design can protect environmental features
while respecting the development rights of
property owners. This can be
accomplished by arranging residential density on a site so that only half or a smaller portion of the property is
developed or built on – leaving the balance
to be protected as a nature preserve or
open space. House sites are identified to take advantage of views of the preserved land and streets are designed to access
the house sites in a manner that minimizes
disturbance of natural areas. The resulting
subdivision has more compact areas of development with less paving and more open space than either conventional or traditional styles of development. For example, the picture above shows a subdivision in Illinois where development was clustered away
from the adjacent wetlands.
In Iowa City this type of subdivision design can be accomplished through the use of the Planned Development Housing Overlay Zone, which allows for clustering of buildings, narrowing of streets and drives, and the enhanced use of open space to
preserve natural features. A planned development can promote efficiency by
reducing the extension of utilities and streets for a given number of lots, while
allowing development to occur in a manner sensitive to environmental features. Such designs can be used effectively to create neighborhoods that protect natural areas and provide interconnected greenways and buffers.
Neighborhood Design in the North District
Much of the residential development in the North District is designed using conventional subdivision principles. Land that is currently undevelopable due to
sewer constraints, inadequate street access, topography or other environmental
constraints remains largely as private open space.
As new streets are built or existing streets are extended in the future, it may become feasible to develop new areas of the District. In keeping with the North District
Planning Principles, new development in areas with sensitive environmental features
should adhere to the principles of conservation subdivision design. This type of
design can be accomplished with either single family or multi-family residences. The North District Plan Map (see map on the last page of this document) indicates areas where conservation design is especially appropriate. For more detailed information
The North District Plan 02/25/15 13
VISUAL ELEMENTS OF MAIN STREET DESIGN
The design and physical appearance of a main street has a great
deal to do with the livability and economic success of the area.
While many people will walk to a main street, eye-catching visuals
targeted at the driver are also important. Since main streets
often are on arterial roads leading to and from larger centers,
visual signals can alert drivers that they are entering an
interesting community with plenty of activity.
Successful main streets often include the following visual design
elements:
A change in the building intensity that signals the transition
from a residential area into the heart of business activity.
The buildings move right up to the sidewalk and may gain a
second or third story. This “closing in” creates the illusion
that the street has narrowed, so drivers tend to slow down
and watch for pedestrians and parking cars. On-street
parking also accomplishes this perceived narrowing and
slowing.
“Soft” visual signals, such as street trees, lighting at the
pedestrian level, hanging planters and generally busier
sidewalks with display boards, benches, trash receptacles,
drinking fountains and bike racks. These design elements can
play off the character of historical period of the main street.
Signs that let you know you have entered the district promote
an area’s identity and sense of place;
Public or semi-public spaces such as plazas and squares. Even
relatively small areas adjacent to the sidewalk can bring life
to the street and nearby businesses.
- Main Street Handbook – Metro, Portland , OR
regarding sensitive areas, refer to the Iowa City Sensitive Areas Inventory Map located in the Department of Planning and Community Development.
In the future, if development is proposed in areas where the terrain is less severe and
a connected grid-like street system is possible, traditional neighborhood design is an
appropriate option and should be encouraged. For example, the City is partnering with a private developer to build a model traditional neighborhood on the peninsula
plateau in the western part of the District (See 2 in the next section).
Certain areas of the North District will remain unsuitable for future development due
to sewer constraints, environmentally sensitive features, or to preserve historic character. The plan designates as “public/private open space” areas where development is undesirable or inappropriate due to environmental constraints. The
plan also designates as “rural residential” areas where development is limited due to
sewer constraints, steep slopes, or where historical considerations should be taken
into account. For example, future requests for subdivision of property along Dubuque Road may need to be balanced against the benefits of maintaining the historic rural
character of this area (See 7 in the next section).
Commercial and
Institutional Uses
The North District is primarily zoned for residential development. However, there are a few distinct
commercial nodes along Dodge
Street. The node along Interstate-
80 is a prime location for businesses that cater to travelers entering and leaving Iowa City
along Highway 1 and the
interstate. The Highway
Commercial zoning that currently exists in this area is conducive to this type of development.
In contrast, the Dodge Street
commercial area located between Prairie du Chien Road and Dubuque Road is intended to
provide opportunities for
neighborhood-serving businesses.
Uses such as the Hy-vee grocery store and the Hilltop Tavern are considered important elements to
livability in the North District. As
properties develop or redevelop in
The North District Plan 02/25/15 14
this area, main street design principles should be encouraged (see sidebar). However, in order for this commercial area to function like a main street, the
underlying zoning and transportation system and the mixture of land uses it fosters
may need to be re-examined. When Dodge Street is reconstructed in 2003, it will be
important to analyze carefully how changes in the transportation system will affect this commercial node. Sensitive site design that encourages pedestrian activity and captures the attention of drivers passing through on Dodge Street, would help to
cultivate this area for more neighborhood-serving uses over time.
The plan also designates new areas for institutional and office commercial uses. Property at the intersection of Dubuque Street and Taft Speedway might be suitable for a welcome center, daycare, or religious institution. When Foster Road is
extended to the east to connect with Prairie du Chien Road, the area along Prairie du
Chien between Foster Road and Interstate-80 may become more attractive for
commercial office uses. Commercial office uses in this area would be consistent with the goal to maintain a buffer between residential uses and the interstate.
Land directly adjacent to the water plant site at the intersection of Dubuque Street
and the on-ramp to Interstate 80 is currently outside the corporate limits of Iowa City,
but may be annexed some time in the future. The plan designates this area as appropriate for commercial office uses. However, any use that locates in this area will have to be developed in a manner that is sensitive to the adjacent water plant
site. Development will have to be designed to assure that run-off from motor vehicles
and associated parking lots does not have negative impacts on the City’s water
supply. Ideally, this site would develop as low-density office uses with large amounts of open space incorporated into the site design. Alternatively, the site would be suitable as public or private open space.
Transportation
Streets, roads, transit service, and pedestrian and bicycle connections are vital
elements for creating accessible, “walkable” neighborhoods. The street system
shapes development patterns and provides connections within and between
neighborhoods. Planning for public transit, bicycles, pedestrians and mobility for
people with disabilities is also key to meeting the Comprehensive Plan guideline to provide “a transportation system that will accommodate all forms of mobility in the
community.”
Streets and Roads
Arterial streets serve as neighborhood boundaries that are intended to carry high
volumes of community traffic traveling between homes, employment, shopping and
other destinations. These major streets, if properly designed, reduce the likelihood of
motorists cutting through established residential neighborhoods. The major streets in
the North District include the I-80 expressway and several arterials: Dodge Street/Highway 1, Dubuque Street and Prairie du Chien Road. When Foster Road is
The North District Plan 02/25/15 15
extended east from Dubuque Street to Prairie du Chien Road, it will be designed and will function as an arterial street.
Between 2003 and 2006, Interstate 80 will be reconstructed to eight lanes between
the Dubuque Street interchange in Iowa City and the First Avenue interchange in Coralville, and to six lanes east of the Dubuque Street interchange to Highway 1. Iowa City and Coralville are applying for State transportation enhancement funds for
a beautification project along I-80 to improve the natural vegetation along the
interstate and provide more attractive median barriers.
Dodge Street/Highway 1 is scheduled for reconstruction in 2003 between Governor Street and Interstate 80. To improve the function and safety of this arterial street, the
upgrade to either three or four lanes will also include the construction of sidewalks on
both sides of the street including an eight-foot wide sidewalk on the north side of the
street, the reconstruction of the Dodge Street/Prairie du Chien intersection and the installation of traffic signals at that intersection. The intersection of Dodge Street with Conklin Lane and Dubuque Road will also be realigned and reconstructed. These
improvements should allow for safer turning movements for traffic in the corridor, as
well as improved accessibility for pedestrians and bicyclists.
North of Iowa City in Johnson County, Prairie du Chien Road has been reconstructed with slightly wider pavement, paved shoulders for bike lanes and more
moderate curves. Except for the reconstruction of the Prairie du Chien Road
intersection with Dodge Street and its signalization, there are no other plans at this
time to modify Prairie du Chien within Iowa City. Dubuque Street is an arterial street entranceway to Iowa City and the University of
Iowa campus. Landscaped parks along the riverbanks (Terrell Mill Park & City Park)
enhance the view of the Iowa River from Dubuque Street. The residential, non-
commercial character of the area creates a pleasant gateway setting. The Foster Road/ Dubuque Street intersection will be reconstructed and signalized in the
future. Flooding of sections of Dubuque
Street following heavy rains or snow
melts sometimes can create traffic hazards and emergency access concerns. Elevation of flood-prone
portions of Dubuque Street would be
costly, but may be deemed necessary in
the future to address these concerns. Any upgrade of Taft Speedway, a local street that intersects with Dubuque
Street, will need to balance the
floodproofing/vehicular access improvements to the road with the concerns residents
have about a raised road and the impact it may have on existing residences along the river.
The North District Plan 02/25/15 16
Foster Road is and will continue to be the primary means of access to areas west of Dubuque Street. This stretch of Foster Road has been reconstructed to provide
improved access to existing and anticipated future development on the peninsula. It
is designed as a “super-collector” in this area with a limitation on the number of
intersections. The alignment of Foster Road east of Dubuque Street will intersect Prairie du Chien Road at a point approximately 900 feet south of the Prairie du Chien Road bridge across I-80. There are no plans to extend Foster Road east of Prairie
du Chien Road. The construction of Foster Road east of Dubuque Street is likely to
occur as the land it crosses is brought in for development. Once constructed, this
new arterial street will relieve traffic pressure on Kimball Road, Whiting Avenue and Ridge Road.
Although Kimball Road is not designed as an arterial street, it attracts some arterial
street traffic because it is one of the few street connections between Dubuque Street
and Dodge Street north of Park Road. Kimball Road paving widths vary between 18 feet and twenty-five feet. Due to the narrow pavement widths, topographical constraints and existing residential development along the road, Kimball Road should
not be upgraded to accommodate increased traffic flows on it. The extension of
Foster Road east from Dubuque Street to Prairie du Chien Road will serve to reduce
cut-through traffic on Kimball Road as well as on other neighborhood streets, such as Whiting Avenue and Ridge Road.
Transit Service
Iowa City Transit is the primary provider of public transit in the North District. Two bus routes offer residents of the North District connections to downtown Iowa City, the University of Iowa, and to other destinations in the larger Iowa City area. The
Manville Heights route provides transportation to the western portion of the district,
while the North Dodge route provides service in the eastern half of the district. The
University of Iowa’s CAMBUS provides fixed route service to the Mayflower residence hall and the University of Iowa Bionic Bus and Johnson County SEATS provide para-transit for persons with disabilities.
The North Dodge route was recently upgraded to provide increased bus service to
the NCS/ACT area. It is likely that the northern terminus of the Manville Heights route will be improved should Laura Drive be extended to provide a connection to Foster Road. Demand for transit service may increase as new residential
development occurs along Laura Drive and in the Peninsula. Once Foster Road is
extended, there may be sufficient demand to justify adding new transit service or
modifying existing routes to provide more efficient transit connections east of Dubuque Street.
The North District Plan 02/25/15 17
Pedestrian and Bicycle Connections
A system of pedestrian/bicycle trails that connects schools, parks, bus stops and
commercial areas is also important to the livability of neighborhoods. Potential
locations for trails are along stream corridors, utility easements and public rights-of-way. A segment of Iowa City’s longest, most established trail, the Iowa River Corridor (IRC) trail, runs through the North District. The IRC trail is in place along the
west side of Dubuque Street in Terrell Mill Park. Future extensions of this regional
trail are planned along the south side of Foster Road into the peninsula area and
north of I-80 on the water plant site. In the future, the IRC trail will connect to the trail along North Dubuque Street (County Road W66) to provide a continuous trail system from Iowa City to the Coralville Reservoir. The Williams Pipeline easement, which
runs through the north portion of the district, also provides a potential route for a
regional trail connection.
Other potential trail connections that will enhance pedestrian and bicycle accessibility and are depicted on the North District Plan Map include:
♦ A trail connection from Shimek School north to the future Foster Road extension.
♦ A trail from Whiting Avenue to the Mayflower Residence Hall and Dubuque Street;
♦ A trail along the south side of Dubuque Road;
♦ A trail along the Iowa River on the south side of the Elk’s golf course;
♦ Pedestrian bridges over the Iowa River at Park Road or Crandic Park, Terrell Mill
Park and the site of the Iowa River Power Dam;
♦ A potential University project to build a pedestrian bridge over Dubuque Street between Mayflower residence hall and Terrell Mill Park.
It is also City policy to provide wide sidewalks along one side of the City’s arterial
streets in order to create additional bicycle and pedestrian connections. Much of
Foster Road west of Dubuque Street includes an eight-foot sidewalk. Similar sidewalks will be built when Dodge Street is reconstructed in 2003 and will be included in the design when Foster Road east of Dubuque Street is constructed and
as Dubuque Street is upgraded.
Entranceway Corridors Dubuque Street and Dodge Street
(Highway 1) are two of the main
entranceway corridors into Iowa City.
Based on input received at the neighborhood workshops, there is a lot of support for maintaining and enhancing the
appearance of the entranceways into Iowa
City. It is also a policy in the
Comprehensive Plan to create and maintain attractive entrances to Iowa City. Dubuque Street has long been recognized for its scenic character, views of the Iowa
River, and woodlands and open space transitioning into the Northside neighborhood
The North District Plan 02/25/15 18
and downtown Iowa City. Public and private groups like Project GREEN have planted trees and other vegetation in the Dubuque Street corridor, and plans have
been developed to further enhance the Dubuque Street corridor by reconstructing the
medians to allow for landscaping and lighting improvements. Discouraging changes
in land use that might result in the degradation of the scenic qualities of the corridor will also protect the Dubuque Street corridor.
The planned reconstruction of Dodge Street in 2003 offers an opportunity to invest in
the appearance of Dodge Street. While more than a third of Dodge Street in this
area is commercial in appearance, the views of wooded ravines and the well-landscaped office park developments are positive features noted by residents. The planned reconstruction should include landscaping or other entranceway features.
For example, many residents expressed a desire for a neighborhood-commercial
style of development along Dodge Street between Prairie du Chien Road and
Dubuque Road. This can be accomplished by adding brick crosswalks, benches, and pedestrian-scale lighting to the Dodge Street commercial node. There are opportunities to create landscaped beds in some locations along the corridor such as
at the intersection with Conklin Lane. Infrastructure projects within road corridors
offer good opportunities to make aesthetic improvements to the appearance of the
community.
Public Services and Facilities
A number of public service improvements are already planned or proposed for the
North District. These improvements may open new areas for development and
create opportunities for enhancing existing neighborhoods.
Sanitary Sewers
Most of the North District has been developed and is currently served by municipal
sanitary sewer. With the development of the City’s new water treatment plant, water
and sewer service has been further extended in the peninsula area. Although development of the western part of the peninsula will require the installation of lift
stations for sewer service, a gravity flow system will accommodate new development
in the remainder of the area west of Dubuque Street.
East of Dubuque Street, sewer lines will be extended with the construction of Foster Road. Until a sewer main is constructed in the Rapid Creek watershed north of I-80,
several properties located immediately south of I-80 and east of Prairie du Chien that
drain north under the interstate to Rapid Creek, will require lift stations for sanitary
sewer service. The installation of a lift station on the north side of I-80 could
potentially serve properties located within the North District as well as a portion of the City’s growth area north of the interstate.
While most of the developed land within the North District is currently served by
sanitary sewer, there are isolated areas where individual septic systems are being
The North District Plan 02/25/15 19
used. These pockets of small-scale development occurred in the past, and due to topographical difficulties, gravity sewer has never been made available. While
serving all of these areas may not be possible, efforts should be made to identify the
properties that can be served and to connect them to the municipal sanitary sewer
system where possible. Water Service and Stormwater Management
Stormwater management for most of the North District will be handled on a property
by property basis. A few properties adjacent to the Iowa River are not required to have stormwater detention basins, but are allowed to discharge water directly into the river. Properties located near Highway 1 and Dubuque Road will direct stormwater
flows to the regional stormwater basin in Hickory Hill Park. Due to the topography
and existing development, other regional stormwater basins are unlikely to be
established in the district, which means that smaller stormwater management facilities will need to be considered as development occurs.
Water service has been made available to much of the area west of Dubuque Street
with the reconstruction and extension of Foster Road and the improvements related
to the water plant site. East of Dubuque Street, the installation of a new water main along the Foster Road alignment is expected to occur by 2002. This water main will serve as a connection between the new water plant and a water storage reservoir on
Rochester Avenue. It will provide a functional loop to maintain water pressure in
northeast Iowa City. Because North District properties adjacent to the water
distribution main cannot tap into it for water service, an additional water main will need to be installed to serve this area as the roadway is constructed.
Fire Protection
Fire protection is provided in the North District by the Iowa City Fire Department. Fire Station #1, located downtown at the Iowa City Civic Center, provides primary response to the district. Secondary response to the area is split into two halves. Fire
Station #2, located at 301 Emerald Street, provides support for the western portions
of the district, and Fire Station #3, located at 2001 Lower Muscatine Road, gives
assistance to the eastern portions of the district. Response times for the developed properties in the District average between four and eight minutes. Some properties closer to downtown have response times of less than four minutes. The response
time for a small portion of properties located on the periphery of the North District
could be over eight minutes. As the North and Northeast Districts of the City
continue to develop, response times may increase. To help keep response times low, the City is considering a fourth fire station in the northeast area of the community with a potential location near the future intersection of First Avenue and Captain Irish
Parkway. Arterial street continuity and secondary access are important to ensure
adequate fire and emergency protection. Some neighborhoods have only one
access point that may make emergency access difficult during a disaster. The fire department recommends that property owners in these areas consider the use of built in fire protection, such as a sprinkler system.
The North District Plan 02/25/15 20
Parks and Open Space
The Iowa City Comprehensive Plan asserts that “parks, recreation and open space
are essential features of a healthy community.” It calls for the creation of sufficient
park land, facilities and trails to accommodate the needs of all neighborhoods.
Citizens that participated in planning for the North District affirmed that the existing open space is one of the district’s greatest assets. Concerns were expressed that
while natural areas
abound in the North
District, there is little
permanent protection for these areas. In addition,
there is a shortage of
active park space
available for area
residents. Most of the public park land in the
North District is located along the edges of the District. The Shimek School grounds
provide the only active park space that is centrally located.
New recreational opportunities will become
available along the Iowa River as the Iowa City
Waterworks Park is developed and new trails
are constructed along the peninsula. East of
Dubuque Street, the plan calls for the development of additional active park space.
Land directly west of Dubuque Road and south
of Oakes Drive has been identified as
potentially suitable for this purpose. As
outlined in the transportation section, there are numerous opportunities for future pedestrian
trails in the North District. These trails will be important as a means to create a more
walkable, connected community as well as providing additional recreational
opportunities. Preservation of private open space through conservation easements
and acquisition by private land trusts is also to be encouraged in order to protect the important natural areas that exist in the North District.
The North District Plan 02/25/15 21
The North District Plan 02/25/15 22
The North District
Guide for Future Development
♦ North District Plan Map
♦ District Land Use Scenarios
The North District Plan 02/25/15 23
NORTH DISTRICT PLAN MAP
Citizen planning teams were asked to put
the district planning principles into action by
illustrating them on maps of the District.
City planners analyzed, combined and
synthesized these efforts into a District Plan Map. The North District Plan Map is located
at the end of the document and folds out for
a larger scale view of the district. For
comparison purposes a map of the existing
land uses is located on the page facing the district plan map.
The North District Plan Map is color-coded to
indicate the type of land use or type of development intended for specific areas of
the District. The trees represent the general
location of existing woodlands.1 The large
numbers on the map indicate areas that are likely to redevelop or that are of particular
significance to the neighborhood. These
areas are described in more detail in the
numbered sections that follow. In addition,
future road extensions and possible new street configurations are illustrated using
dashed lines. The red lines indicate existing and future trails. New traffic signals are
planned at the intersections marked with the stop light symbol.
1 For a more accurate illustration of the North District’s sensitive environmental, archaeological, and historical areas, refer to the Iowa City Sensitive Areas Inventory Map located in the Department of
Planning and Community Development, 410 E. Washington Street, Iowa City.
The North District Plan 02/25/15 24
1 Iowa City Water Plant Site
In addition to the new water
treatment facility, the site of the
Iowa City Water Plant will also
include a public park. Many of
the functional elements of the water plant site will double as
park components. The access
roads will double as pedestrian /
bicycle trails, the ponds will be
stocked for fishing, and the extensive prairie plantings will
help trap and absorb sediments
and pollutants in rainwater and
runoff from nearby streets. A
trail system and several canoe landings will provide access to the Iowa River. The park may also include an outdoor
amphitheater and interpretive sites and shelters related to the Iowa River and to
prairie ecosystems.
The Montgomery-Butler House, an 1850’s era house located on the water plant property, is being studied by the City for possible rehabilitation and reuse as a public
or private non-profit facility. The home is eligible for listing on the National Register
of Historic Places, and is relatively unaltered from its original construction - a very
rare find. The building is associated with an early river ferry and stagecoach line.
The statehood-era structure has undergone stabilization work and is now
protected from the weather, but is in
need of rehabilitation before it can be put
to reuse. A public planning process to
determine the most appropriate use for the site will occur in the spring of 2001,
followed by a feasibility study, and the
development of a strategic plan for the
rehabilitation and reuse of the building. A trail spur to connect the house site to the public park is planned for construction in
2003.
The North District Plan 02/25/15 25
2 The Peninsula Development
The City of Iowa City purchased
portions of the western part of the
peninsula in 1995 using general Funds
and HUD Supplemental CDBG Flood Relief funds. This area will be
developed using both conservation
design and traditional neighborhood
design principles. The lower
peninsula, situated in the floodplain, will be designed as passive parkland
so that new homes are not developed
in the floodplain. This extensive new park will encompass more than 100 acres.
Development will be concentrated on the upper peninsula, which is relatively flat and
provides an ideal location to develop a new neighborhood. Through a design charette involving the community and a team of design professionals, a plan was created to
develop a neighborhood with traditional design principles. This new neighborhood
will have a mix of housing types to satisfy various lifestyles and incomes. Houses,
townhouses, and
apartments will be located closer to
the street and be
designed with front
porches and
balconies to encourage activity
and social
interaction along
the streets and in
other public spaces, similar to the community experienced in many of Iowa City's older traditional neighborhoods. Garages will be located on alleys or set back from
the front of houses. Streets in the peninsula neighborhood will be narrower and
interconnected in order to reduce traffic speeds and increase safety, making them
friendly to pedestrians, bicycles and cars. The plan provides opportunities for live/work units and a small amount of commercial space to serve the residents of the peninsula.
To determine the appropriate maximum density of the Peninsula Neighborhood, the
City estimated the maximum development potential of all property west of Dubuque Street, including the golf course, with regard to street capacity and secondary access. Because Foster Road provides the only street access to the area of the
peninsula west of Arn Lane, the overall density of development in this area must be
kept to a maximum of five units per acre. As a consequence, Foster Road has been
designed as a "super collector" street. To preserve its capacity, intersections with side streets and driveways must be kept to a minimum.
The North District Plan 02/25/15 26
3 Future Development along Foster Road/Laura Drive
This privately owned area of the peninsula
is bordered on the north by I-80, on the east
by Laura Drive and on the west by the Iowa
River. It contains heavily wooded areas, steep ravines, the gas pipeline easement,
and a few open fields. A mobile home park
and several apartment buildings are located
adjacent to the I-80 interchange and Laura
Drive. Development of this area has been limited due to the lack of adequate streets,
water and sewer service. This situation will
be alleviated to some extent with the
upgrade of Foster Road and the extension of Laura Drive west and then south along
Arn Lane to reconnect to Foster Road. The extension of water and sewer lines through this area also makes development and redevelopment of this property more
feasible. As infrastructure is improved in this area, there may be market pressure to
redevelop some of the existing properties, particularly the Forest View Mobile Home
Park. If the mobile home park redevelops in the future, consideration should be
given to securing relocation assistance for the current residents of the park.
As infrastructure improvements open up this area for new development, protection of
environmentally sensitive areas will become more of a concern. This area can
continue to accommodate existing affordable housing options and provide
opportunities for new single family homes, apartments, townhouses, and condominiums if they are clustered along the extension of Laura Drive and Foster
Road. Promoting conservation design by clustering development away from heavily
wooded areas and ravines will protect wildlife corridors, preserve the tree canopy in
the area, prevent erosion of steep slopes, and reduce stormwater run-off. The Plan
Map illustrates one possible neighborhood design that would be appropriate in this area. The scenario shows development clustered away from the wooded ravines
with a connected street system in the flatter areas that exist just west of Arn Lane
and the extended Laura Drive.
Unlike areas of the North District located east of Dubuque, the Williams Pipeline Easement does not run directly south of the interstate in this area and therefore is not
as useful as a buffer between the interstate and residential development. Therefore,
preserving and enhancing a wooded open space buffer between residential
development and Interstate 80 should also be a key element of any future plans to develop or upgrade housing in this area.
The North District Plan 02/25/15 27
4 Taft Speedway – Dubuque Street Area
There are a number of
vacant properties along Taft
Speedway immediately west
of Dubuque Street. Development is limited on
these properties due to their
flooding potential, the
condition of Taft Speedway,
its elevation below the 100-year flood level, and the
wooded wetlands on the
west portion of the properties
adjacent to the river. These
factors also severely constrain vehicular access to
this area.
If these limitations were resolved in the future, the undeveloped property north of Taft
Speedway would be suited to small institutional uses, such as a church, daycare, or a welcome center. The delineated wetlands on the riverfront properties should be
preserved for their functional value as wildlife habitat, as a filter for stormwater runoff,
and for the scenic views. Given its current zoning, it may be possible to build a few
single family homes in the portion of the property south of Taft Speedway not
covered by wetlands. However, given the environmental and access constraints, this property would be best reserved as private or public open space. Any development
that does occur should be designed to have a minimal impact on the surrounding
wetlands and street system. The plan discourages additional residential
development in the flood plain.
The North District Plan 02/25/15 28
5 Foster Road Extension
The plan map shows the proposed extension of Foster Road between Dubuque Street
east to Prairie du Chien Road. The extension of Foster Road would provide an
alternative east-west street route across the northern part of the district, which may
relieve some of the traffic that currently flows along Kimball Road. It would also create new opportunities to connect existing neighborhoods. For example, Oaklawn Avenue
and St. Anne’s Drive could be extended to connect with Foster Road.
If Foster Road is extended, it will open up the possibility of new development in this part
of the district. The traffic capacity of an extended Foster Road could accommodate the development of small apartments, townhouses, and single family homes in this area.
However, development will continue to be constrained by the rugged, wooded terrain
and the 100-foot wide gas pipeline easement that cuts across this neighborhood. Future
development, therefore, should be designed to conserve and protect open space by
clustering development away from steep slopes and environmentally sensitive areas. In light of the environmental constraints, the existing High Density Single Family (RS-12)
zoning in this area may encourage development that is too intense. Consideration
should be given to rezoning this area to a lower density.
If Foster Road is extended, the plan also calls for the development of a pedestrian trail between Foster Road and Shimek School. As new development occurs in this area,
there may be sufficient demand to support office development or an institutional use at
the intersection of Foster Road and Prairie du Chien Road. The plan map indicates
appropriate locations for these types of land uses. A mobile home park currently exists
just south of the location where Foster Road would connect with Prairie du Chien Road. If this property were ever to be redeveloped it should be reserved for small apartment
buildings or similar multi-family housing to maintain a mix of housing in the area.
It is generally the policy of the City that if development proposals are submitted that
require new street connections that it is the responsibility of the developer to build the streets necessary to serve the property. In this case, it may be unlikely that a private
developer would be willing to bear the cost of building Foster Road given the limited
amount of developable land in the area. If the City determines that Foster Road should
be extended for traffic circulation and access purposes, it may have to contribute to the construction of this connection. In such a case the benefits of extending Foster Road will have to be balanced against the potential impacts on the environmentally sensitive
features of this area.
The North District Plan 02/25/15 29
6 Oakes Drive/Quincent Street Neighborhood
A number of single family
subdivisions are located in
the area between the
Williams Pipeline Easement and Dubuque Road. Oakes
Drive, Quincent Street, and
Bristol Drive provide
vehicular access to this
neighborhood. Many lots in this area are larger than
what is typical in Iowa City
mainly due to the rugged
topography and the difficulty
in providing sewer service. The steep wooded hills and
ravines in this part of the
North District drain north into
Rapid Creek. Unless a sewer main is constructed to serve the Rapid Creek watershed,
gravity flow sewers cannot be used. Secondary access for the convenience of residents is also an issue. A future connection of Bristol Drive to Dubuque Road would provide
better traffic circulation and improve emergency access to this neighborhood.
If sewer and access issues are resolved, there is the potential for additional
development on property directly south of the Williams Pipeline easement and also on vacant land south of Oakes Drive. The latter piece of property contains fairly level
ground near the street, but is bordered by a wooded ravine. In keeping with the
character of the existing neighborhood, the plan calls for the development of single
family homes or duplexes along the extension of Oakes Drive as it loops back around
and connects to Dubuque Road. The southern portion of this 12.8-acre property is shown as a future neighborhood park.
The North District Plan 02/25/15 30
This nearly one mile stretch of “country road” was originally
built as part of the U.S. Military Road between Iowa City
and Dubuque in 1839. Located within the corporate limits
of Iowa City since before World War I, it is remarkable
that it continues to retain its rural quality. The
significance of this route itself as well as the collection of
residences and barns built along it from ca. 1860 through
the 1930s make this a unique historic district in Iowa City
7 Rural Residential Development along Dubuque Road
Dairy farming was once the predominant
commercial activity in the area south of I-80
and west of Dodge Street. While most of
these farms are no longer in operation, the area along Dubuque Road has been slow to
redevelop due to the hilly topography and
sewer constraints. The old farmhouses,
outbuildings and long country lanes add to the
rural character of this area. Off the eastern portion of Dubuque Road pasture land
extends north to Interstate 80 from the fairly
flat hilltop area along the road. Newer
housing lines Bristol Road. Given the sewer
constraints and the topography and in order to preserve the character of this area, development in this area is limited to low-density residential development. In addition, a
recent historic reconnaissance survey was
completed and findings indicate that this
area may be worthy of historic district
designation.
The North District Plan 02/25/15 31
8 Dodge Street Commercial Area
The commercial node on Dodge Street
between Prairie du Chien Road and
Dubuque Road currently contains a mix of
commercial and residential properties, including a grocery store, filling station,
offices, an historic tavern and a variety of
housing types. A commercial dairy is a
prominent feature in this commercial area.
Given the current mixture of uses, the potential for redevelopment is limited. However,
the plan designates the area directly east of Dubuque Road and Conklin Lane as
appropriate for a mixture of residential and commercial development. Careful
consideration must be given to the design of any development in these areas to assure
that it is compatible with the adjacent residential neighborhoods. Development ideally will be mixed use with a residential component facing Dodge Street Court. Vehicular
access for commercial uses will be limited to the current curb cut on Dodge Street. This
will require shared access for these properties. If it is not possible to achieve a mixed
use development adjacent to Dodge Street Court the preferred use is residential similar
to the existing residential development in the area. In addition, small offices or mixed-use commercial/apartments could be developed along Dodge Street across from the
Dairy. If this area becomes more intensively developed in the future, rear alleys should
be built and utilized to reduce curb cuts on to Dodge Street.
If the dairy were ever to cease operation or relocate, the dairy property and the properties across Dodge Street could be redeveloped as a small main street commercial
area. Successful main streets have a mixture of uses and a streetscape that
encourages people to stop and shop. However, in order for a main street to be
successful in this area, some of the existing zoning will have to be changed. The dairy
property is currently zoned Highway Commercial (CH-1), which encourages auto-oriented development with buildings set back from the street, a high amount of required
parking, a low floor area ratio, and limits on the display of retail merchandise. In
contrast, traditional main streets feature buildings that are close to and oriented to the
street, off-street parking that is located behind buildings and away from the street, wide sidewalks with pedestrian amenities, and on-street parking to buffer pedestrians from the street (see Commercial and Institutional Uses section for a description of other main
street design elements).
The State has preliminary plans to widen Highway 1/Dodge Street and reconstruct and improve the Dodge Street intersections at the south end of Dubuque Road and at Prairie du Chien Road. Special efforts should be made during this road improvement project to
ensure that the design of the roadway is attractive as an entranceway into Iowa City. In
addition, this widening project may have an impact on the future functioning of the
commercial node along Dodge Street. Consideration of the impacts on this area should be taken into consideration during the planning for this road project.
The North District Plan 02/25/15 32
THE NORTH DISTRICT PLAN MAP
The fold-out map on the following page is intended to be used as a general guide to future land
use and development in the North District. The existing land use map on this page is included for comparison purposes and illustrates how land is being used at the present time. The North
District Plan Map is color-coded to indicate the type of land use or type of development
intended for specific areas of the District. Refer to Appendix B for a description of each land
use designation listed in the plan map legend.
March 2001 North District Plan