HomeMy WebLinkAboutMinutes Subdivision 05-07-131
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Carmel Plan Commission
SUBDIVISION COMMITTEE
May 7, 2013 Meeting
LOCATION: CAUCUS ROOMS, 2" d FLR
CARMEL CITY HALL
ONE CIVIC SQUARE
CARMEL, IN 46032
TIME: 6:00 P.M.
(DOORS OPEN AT 5:30 P.M.)
The Subdivision Committee will meet to consider the following item:
Committee Members present: Brad Grabow - Chairman, Ephraim Wilfong, Joshua Kirsh, John Adams
and Nick Kestner
Department members present: Adrienne Keeling, Daren Mindham, Alexia Donahue Wold and Lisa
Stewart
Sue Mackie from Utilities is also in attendance
1. Docket No. 13030009 OA: Commercial Landscape Ordinance.
The applicant seeks to amend Chapter 7: Open Space Standards for Major Subdivisions of the
Subdivision Control Ordinance and to amend Chapter 3: Definitions, Chapter 14: B -3 /Business
District, Chapter 17: B -6 /Business District, Chapter 18: B -7 /Business District, Chapter 19: B-
8 /Business District, Chapter 20A: I -1 /Industrial District, Chapter 20B: M- 1/Manufacturing District,
Chapter 20D: M -3 /Manufacturing Park District, Chapter 20E: C -1 /City Center District, Chapter 20F:
C -2 /Old Town District, Chapter 200: OM /Old Meridian District, Chapter 23A: Keystone Parkway
Corridor Overlay Zone, Chapter 23B: US Highway 31 Corridor Overlay Zone, Chapter 23C: US
Highway 421 — Michigan Road Corridor Overlay Zone, Chapter 23D: Old Town District Overlay
Zone, Chapter 23E: Home Place District Overlay Zone, Chapter 23F: Carmel Drive — Range Line
Road Overlay Zone, Chapter 23G: West 116th Street Overlay Zone, Chapter 23H: Monon Greenway
Overlay Zone, Chapter 24: Development Plan and Architectural Design, Exterior Lighting,
Landscaping & Signage,Regulations, and Chapter 26: Additional Height, Yard, Lot Area and
Buffering Regulations of the Zoning Ordinance for the purpose of updating and consolidating
Commercial Landscape Requirements. Filed by the Carmel Dept. of Community Services on behalf
of the Carmel Plan Commission.
Adrienne Keeling presented for the Department.
1. This is the initial meeting to discuss changes to the Commercial Landscape Ordinance.
2. It has been the goal of the Department to update the Ordinance and now that the Sign Ordinance
is complete, it appears to be the perfect time to undertake this task.
• The Department also hopes to work on the ADLS Ordinance
• The Committee was presented with two documents, these are the same — the document
focused on is the consolidated version with new language
• Residential is not included at this time and will remain in Chapter 26 -04.04
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• The Commercial Ordinance will be moved to the new Chapter tentatively numbered
Chapter 33
• The purpose of this Ordinance is to place all of the Commercial Landscape requirements
in a single document. They currently can be found in multiple locations, in multiple chapters
• Darin Mindham is the primary author of this chapter.
• The document is broken into a few sections which are listed at the top of page 1 —
Landscape Plan is referred to in the Zoning Ordinance but it has not been defined and
described as it is in these documents.
• General provisions include all properties
• Numbers and types of trees are specified
• Classifications of plantings, i.e. Green belts, buffer yards, street trees, parking lot
plantings etc.
• At the end we come to the Overlay Zones and special districts, which have different
requirements
• Finally there is Landscape installation and maintenance which appears in many places in
the Zoning Ordinance but will now all be pulled into one place
Sue Maki discussed the section of the Ordinance that pertains to Utilities.
• This can be found on Page 3, Section H: Irrigation System — in blue type
• Utilities had contemplated doing their own ordinance on irrigations systems for the City, but
have decided to dovetail with DOCS.
• They requested to have a section in this Ordinance, to make sure what is being installed is the
best type of system, that uses the water most efficiently.
• There are many inefficient irrigations systems being installed and they use a lot of water and that
puts the peak demand time during the early morning, the water towers lose water quickly.
• This is just one of the many ways that Utilities is attempting to resolve usage problems.
Committee discussion:
• Is there any area of the Utilities section that would cover irrigation systems that appear to water
pavement? Yes there are some areas in the Ordinance that does cover this problem — Section (4)
• Utility boxes, i.e., distribution transformer boxes, telephone hubs, etc. — can these be "disguised"
by any type of landscaping? This is addressed on — page 2, line 101 — again this is only for
commercial areas not residential. This would not address screening current utility boxes, only
going forward.
• It was questioned as to the appropriateness of attempting to set standards as to the type of
equipment installed in irrigation systems could be beyond the purview of this Committee.
• Suggestions'regarding regulations on the color of utility boxes and installation of utility boxes.
Problem involving approval process and how utility boxes are often added after a development
has passed initial approval for landscaping plans.
• Putting the language in the ordinance does not affect existing utility boxes but encourages the
improvement of future installations
• Another approach might be to address aesthetics through the enforcement of maintaining the
appearance of the equipment to deter from reliance on landscaping to hide utility boxes
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• Potential problem is that irrigation standards and regulations are not specifically a land use issue
or development standards issue, it is primarily a topic pertaining to council
• * at minute 8:20 — committee questions: what if any is this call to action for the reorganization of
landscape standards — Adrienne : goal to reconsolidate and clean up zoning ordinances
• Special irrigation measures show the large water users by the amount of water used in one
month. There is a demand and load balancing issue amongst residential and commercial users.
Commercial developers thought to be installing smart irrigation systems, residential developers
might be taking a less serious approach to installing efficient irrigation systems
• Standard regarding EPA "water cents" program frequently changes as the bar is raised. In order
to change standards concerning this program in the zoning ordinance would require an ordinance
amendment — placing the standards in a separate document is one way to amend changes without
having to go through the legislative process
• Encouraging the use of rain gardens is found at lines 621 -624, under "innovative landscaping
applications." Rain gardens are encouraged but not required at this point in time. In storm water
management terms, two best management practices (BMPs) are required, which might include
some of the innovative applications addressed. There are concerns regarding runoff distribution
and determining means for mitigating issues caused by runoff.
• Line 168 - In regards to plant diversity, are we encouraging a mixture of old growth trees and
new growth trees? Line 146 — addresses undesirable trees or trees that are not allowed, there will
also be a recommended tree list. Darren has initiated a bigger push for larger shade trees rather
than ornamental trees for buffer yards and greenbelts. Larger shade trees live longer and are less
likely to be removed.
• Using more native, drought- tolerant species could help to reduce water usage. Requiring native
plant material may not be possible to mandate for every site based on location. It is easier to
promote the use of native plants in naturally wooded areas. Examples of viable plantings for
sites are provided in a list of native plant species.
• If there are cost savings on maintaining certain plants in the long -run, incentivizing these plants
to developers may be beneficial for encouraging and progressing the use of innovative planting
practices
• Many of the encouraged practices ultimately do get implemented on projects in accordance with
storm water management regulations, which require that 2 best management practices are used.
The Engineering department has a better handle on the ratios and outcomes regarding the use of
pervious pavement to reduce negative impacts on native, old - growth trees and soil. Pervious
materials do not completely manage runoff, but pervious pavers do help to mitigate impacts.
• Is it possible to encourage the naturalization of retention ponds to promote a more native
appearance and healthy environment? Need to become stronger advocates for utilizing different
features of retention ponds.
• Suggestion to standardize residential and /or commercial landscaping practices around national
and state -wide best management practices and established standards. Referencing existing
standards and practices might offer lessons learned and effective language for the landscape
ordinance.
• In regards to language about trees interfering with signage — addressed at line 54 currently, will
appear in a second location of the document, possibly section 7 — landscape installation and
maintenance or within section G.
• Current philosophy is to not restrict watering for residents — suggestion to establish residential
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zones with predetermined watering times. Currently taking a soft approach to the irrigation issue
and meeting with largest water users to promote watering on a limited number of days - do not
want to mandate watering for residents
• At this point in time, voters' sensitivity to water rates is low — potential for council to say until
there is a water shortage this is a not a significant, pressing issue
• What is the likelihood of someone proposing intensive landscaping and mulching on a property
to decrease grass and need for watering? Ultimately, it is cheaper to mow a lawn than it is to
purchase mulch. Nothing prohibits a land owner from over - landscaping and /or covering a lot
with mulch. Existing subdivision home owner association (HOA) covenants might discourage or
prevent full landscaping; however existing HOA covenants can be changed without any plan
commission review.
• Overall, the changes in the document are to simplify what already exists in the ordinance. New
and revised text includes requiring street trees and foundation plantings on every commercial
landscape plan. Previously this was only required for select overlay zones. Similarly, some
overlay zones had requirements concerning the number of certain types of trees — tried to
streamline this requirement in the new ordinance so it is more consistent across overlays.
• What are the current standards for tree plantings in subdivisions, if any? In the past the county
did not support street tree plantings based on maintenance requirements and costs. Need to
encourage more street tree plantings in subdivisions — trees that are not invasive roots species
that could potentially cause a problem for sidewalks
• Requirements for planting trees in a right -of -way area include that the area be at least 5 feet wide
and no utility lines are present
• How to address overlay zones and landscaping language — as of now, the landscaping language
for overlay zones has been moved to landscaping ordinance section.
• Suggestion to incorporate cross - section graphics in order to visualize street trees and buildings
and streetscapes. It will be easy to show cross - sections in overlay zones because the adjacent
use, which is a major street, is known and the perimeter landscaping depends on adjacent land
uses. It will be hard to determine what a landscape will look like for a certain use through a
cross - section not knowing the adjacent uses.
• What is the largest size of a tree that can be required at the time of development that will still be
viable years later for screening purposes? This is based in part on the quality of the tree vs. the
diameter of the tree that is selected for planting.
Meeting adjourned
Approved by:
Brad Grabow, Chairman
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Transcribed by:
Claire Bowers, Planning/Zoning Intern
Filer SUBD - 2013- 0507.doc
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