FUTURE LAND USE DEVELOPMENT FRAMEWORK | CHAPTER 9 WESTERN GROWTH AREA
The western growth area (Figure 9.7) has the largest amount of land available for ex- pansion in current city limits. Development pressure is already present in this area, as demonstrated by the costly extension of infrastructure to the new subdivision on Wild Horse Drive. A variety of single family, multi-family, mixed-use and commercial areas are shown in this concept.
The concept consists of:
• A system of greenways following the three Dry Run Creek corridors. These greenways are preserved as open space to facilitate storm water drainage, enhance wildlife habi- tat, and provide a natural amenity for residents.
• Street connections that create better continuity throughout residential neighbor- hoods and move traffic more efficiently. Major proposed connections include:
○ Extending Greenhill Road to the northwest, intersecting with University Avenue and 27th
Street before finally moving west to meet with Union.
○ Erik Road extension running north-south through proposed residential develop- ment, terminating in Birdsall Park. This extension would be a complete street and would link the Cedar Lakes Trail with Birdsall Park to help create a more continu- ous parks and recreation system.
○ Additional north-south collector street between Greenhill extension and Erik Road extension, that travels through proposed single family development areas and connects to 12th
, 18th , 22nd , 27th and University Avenue.
○ New north-south road extending north from Viking Road up to proposed Green- hill Road extension.
• Single family neighborhoods built on a modified cul-de-sac system that maintains connectivity while providing the amenities of a low-traffic street. Figure 9.8 outlines the proposed block design, which shows a high level of pedestrian/bike connections through the greenway system, and manages car traffic by providing multiple street entrances to each neighborhood. Cut-through traffic is minimized by designing local streets as a series of loops connecting to collector streets.
• A small residential infill neighborhood southwest of the Hudson Rd/12th St intersection.
• Medium and high density multi-family residential development mixed in at various sites throughout the area.
• The large park/greenway area on the north side of Erik Road, west of Hudson, is a po- tential school site. The school district has already purchased the land. The presence of a school in this location is central to the development of this area, since it will encour- age nearby residential growth.
• A commercial node at the intersection of University and Union. The concept shows a slight rerouting of University Avenue to form a 90 degree intersection with Union. This and other commercial areas are discussed in more detail in the commercial growth section.
• Development outside of city limits on the southern end of the growth area. Annexing this relatively small area would make a more logical border and would allow strategic development around the intersection of Viking and Union. This area is indicated as an annexation area in the 2007 Cedar Falls Environmentally Sensitive Lands Survey.
135
Page 1 |
Page 2 |
Page 3 |
Page 4 |
Page 5 |
Page 6 |
Page 7 |
Page 8 |
Page 9 |
Page 10 |
Page 11 |
Page 12 |
Page 13 |
Page 14 |
Page 15 |
Page 16 |
Page 17 |
Page 18 |
Page 19 |
Page 20 |
Page 21 |
Page 22 |
Page 23 |
Page 24 |
Page 25 |
Page 26 |
Page 27 |
Page 28 |
Page 29 |
Page 30 |
Page 31 |
Page 32 |
Page 33 |
Page 34 |
Page 35 |
Page 36 |
Page 37 |
Page 38 |
Page 39 |
Page 40 |
Page 41 |
Page 42 |
Page 43 |
Page 44 |
Page 45 |
Page 46 |
Page 47 |
Page 48 |
Page 49 |
Page 50 |
Page 51 |
Page 52 |
Page 53 |
Page 54 |
Page 55 |
Page 56 |
Page 57 |
Page 58 |
Page 59 |
Page 60 |
Page 61 |
Page 62 |
Page 63 |
Page 64 |
Page 65 |
Page 66 |
Page 67 |
Page 68 |
Page 69 |
Page 70 |
Page 71 |
Page 72 |
Page 73 |
Page 74 |
Page 75 |
Page 76 |
Page 77 |
Page 78 |
Page 79 |
Page 80 |
Page 81 |
Page 82 |
Page 83 |
Page 84 |
Page 85 |
Page 86 |
Page 87 |
Page 88 |
Page 89 |
Page 90 |
Page 91 |
Page 92 |
Page 93 |
Page 94 |
Page 95 |
Page 96 |
Page 97 |
Page 98 |
Page 99 |
Page 100 |
Page 101 |
Page 102 |
Page 103 |
Page 104 |
Page 105 |
Page 106 |
Page 107 |
Page 108 |
Page 109 |
Page 110 |
Page 111 |
Page 112 |
Page 113 |
Page 114 |
Page 115 |
Page 116 |
Page 117 |
Page 118 |
Page 119 |
Page 120 |
Page 121 |
Page 122 |
Page 123 |
Page 124 |
Page 125 |
Page 126 |
Page 127 |
Page 128 |
Page 129 |
Page 130 |
Page 131 |
Page 132 |
Page 133 |
Page 134 |
Page 135 |
Page 136 |
Page 137 |
Page 138 |
Page 139 |
Page 140 |
Page 141 |
Page 142 |
Page 143 |
Page 144 |
Page 145 |
Page 146 |
Page 147 |
Page 148 |
Page 149 |
Page 150 |
Page 151 |
Page 152 |
Page 153 |
Page 154 |
Page 155 |
Page 156 |
Page 157 |
Page 158 |
Page 159 |
Page 160 |
Page 161 |
Page 162 |
Page 163 |
Page 164 |
Page 165 |
Page 166 |
Page 167 |
Page 168 |
Page 169 |
Page 170 |
Page 171 |
Page 172 |
Page 173 |
Page 174 |
Page 175 |
Page 176 |
Page 177 |
Page 178 |
Page 179 |
Page 180 |
Page 181 |
Page 182 |
Page 183 |
Page 184 |
Page 185 |
Page 186 |
Page 187 |
Page 188 |
Page 189 |
Page 190 |
Page 191 |
Page 192 |
Page 193 |
Page 194 |
Page 195 |
Page 196 |
Page 197 |
Page 198 |
Page 199 |
Page 200 |
Page 201