Complete April packet - City of North Liberty

density lots proposed. The larger lot Kasper property north of St. Andrews Drive is buffered from the
proposed development by a green space area approximately 100’ in depth.
The last common boundary with nearby residences is with the Chipman’s Addition rural subdivision
(see map at right). This area of 2.5-3 acre lots, platted in 1969, is not within the corporate limits. The
street through the subdivision and abutting one long side of the proposed development is a substandard
private gravel drive with 2 fronting homes plus one other with a side yard line toward the development.
The developer cannot be required to front lots on the private drive or to connect new streets to it, so the
only option is to establish rear lot lines
along the drive. The lots proposed by the
developer are large city RS-4 lots
appropriate for buffering rural lots,
especially in this case where the rural lots
could easily be further subdivided in the
future. Additional landscaping along the
private drive, installed as part of the
proposed development, would help address
this awkward area. The westerly row of lots
in Chipman’s Addition includes 4 homes
located a substantial distance from the
proposed development.
Land use and zoning recommendation.
We have attempted to address some of the
concerns heard at the Good Neighbor
meeting in this report, but there remain very
good questions about the nature of
development in North Liberty: Do we need
more large-lot single-family development to
balance out what many think is too much multi-family? What is the right type of development in this part
of the community (and elsewhere)? The Comprehensive Plan text is not very helpful here, as the
development complies with the “residential” land use plan designation. Text of the Plan could be used to
both support and oppose the development as proposed. Looking at the bigger picture, the overall gross
density of the development can be roughly compared to others in North Liberty:
• Harvest Estates II as proposed: Approximately 17,243 square feet of land per housing unit.
• Deerfield neighborhood (single-family and duplex only, including Deerfield Park):
Approximately 13,550 square feet per housing unit.
• Broadmoor neighborhood (including Broadmoor Park/Pond and all condominiums):
Approximately 13,300 square feet per housing unit.
• Cedar Springs neighborhood (mixed use area, not including large steep lots): Approximately
20,050 square feet per unit.
In general, cities prosper and are considered economically and socially healthy places when they
accommodate a variety of housing types. Cities and neighborhoods with uniform development of one or
only a few types, whether it is multi-family, single-family, or others, are sometimes highly desirable for a
target population but are often boring and unappealing, slow to sell unless demand is very high for the
use, and difficult to resell for the same reason. Throughout the United States and elsewhere,
neighborhoods historically have included a variety of housing types and residents with a mix of incomes.
Such neighborhoods often contain larger homes as well as smaller, more affordable units on a variety of
lot sizes. Today, newer developments that include a mix of households with different income levels can
take on a variety of forms, from all residential lots of varying sizes to combinations of retail, residential,
office, public, and other uses. The variety of housing options draws a wide range of buyers, including
empty nesters, singles, families with children, and professional couples. Neighborhoods that include a
mix of housing types and price points provide greater affordability and wider appeal by offering products