HomeMy WebLinkAboutLandscape Ordinance
lOA 04-002
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Wenco. Inc.
October 21.2004
ITEM NO.
9
REQUEST Public Hearing: Request to amend the text in the Landscape Ordinance
(MCC 12-13-7-8) to include Gravel/rock as acceptable mulch in commercial
landscape areas for Wen co. Inc. -
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached staff comments
CITY SEWER DEPT:
CITY PARKS DEPT:
No comment
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CITY POLICE DEPT:
CITY FIRE DEft:
CITY BUILDING DEPT:
CITY WATER DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
No comment
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: ~ ~
Contacted: \\\W )W ~~\U
Emailed: ,~
Date: J.òiffi
Staff Initials:
Phone:¿-<; :9 0 - ~51 0
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Materials presented at pubHc meetings shall become property 01 the City of Meridian.
MAYOR
TImmy de Weerd
CITY COUNCIL MEMBERS
KBIth Bird
Wilillm LM. NBrY
Shoun W8rdle
ChB~es M; Rountree
DtreridlâH
LEGAL DEPARTMENT
(208) 488-9212 .FIX 468-4405
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500. FIX 89&-9551
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533, FAX 888-6854
MEMORANDUM:
October 15, 2004
'RECEIVE)
To:
Planning & Zoning Commission, Mayor & City Council
Steve Siddoway, Principal Planner ~
, ^".,
'-';-¡
CITY OF MERIDIM,
From:
CITY ("EF:<: :,c¡::lrr:
Re:
LANDSCAPE ORDINANCE AMENDMENT
Zoning Ordinance Amendment to allow Gravel!Rock as an Acceptable Mulch in
Commercial Landscape Areas, by Wenco, Inc.
We have reviewed this submittal and otTer the following comments:
APPLICATION SUMMARY
The Applicant, Wenco Inc., has submitted proposed amendments to the existing Landscape Ordinance
(MCC 12-13-7-8 and 12-13-7-13.B). The proposed amendments' primary focus is on allowing rock
and gravel as an approved mulch in commercial landscape areas.
ORDINANCE HISTORY
Current ordinance prohibits the use of rock and gravel as mulch in required landscape areas. Instead, it
requires the use of bark, soil aid or other organic mulch. During preparation of the ordinance, we
received input ftom the extension agency and others that organic mulches are preferable for several
reasons. For example, bark and other organic mulches help retBin moisture available to plants, while
rock cannot soak up or retain any water. A 2"-3" layer of bark can significantly control weeds on its
own, while rock will not usually control weeds without the addition of a weed barrier under the rock.
Bark helps moderate soil temperatures, while rock can absorb and reflect heat which exacerbates soil
temperatures, creating stress on plants.
Thus, current ordinance reads as follows:
12-13-7-8
Mulch: An organic mulch such as bark or soil aid shall be applied to all planting areas
for moisture retention, weed contro~ and moderation of soil temperatures....
Gravel/rock mulch is prohibited in required landscape areas per [12-13-7-13.B].
12-13-7-13.B (Water Efficiency section) Mulch: Mulches shall be organic and broad uses of
gravellrock mulch are restricted as per Section [12-13-7-8]. Gravel does not retain
water, reflects heat, and causes greater stress on trees and shrubs. Organic mulch
retains water for a longer period of time for plants.
Landscape Ordinance,ZOA
Planning & Zoning Commision, Mayor and Council
October 15,2004
Page 2
Another reason that rock/gravel were restricted was due to the then-recent installation of a couple of
street buffers that used gravel exclusively as the groundcover with no shrubs or grass and were deemed
undesirable for the look of a street buffer. Thus, the ordinance includes a restriction against "broad
uses of graveVrock mulches" (see above) and a later requirement in 12-13-10-6 and 12-13-1I-3,E for
street buffers and parking lot islands to be planted with "shrubs, lawn, or other vegetative
groundcover." The point was for these required landscape areas to be vegetated and not just covered in
gravel.
Since that time, interest has grown for the use of rock as a mulch for three primary reasons. First, rock
mulch is permanent, while bark, soil aid and other organic mulches have to be replaced every couple of
years to stay looking nice. Second, organic mulches blow and wash out of planter beds during wind
and rain storms more easily than rock does. Third, with the closure of many lumber mills in the
Northwest, quality bark products are becoming increasingly difficult for nurseries to stock. In addition,
regarding plant stress, applicants are able to point to existing areas that use rock mulch where the
plants appear perfectly healthy.
Staff agrees that there may be room for compromise on this issue, as detailed in the comments, below.
These comments are a compilation ftom P&Z, Parks, and other staff.
COMMENTS
1. ~: Rock mulch used in planting areas around shrubs or under other vegetative
groundcovers is acceptable to staff. However, the use of rock and gravel as the only
groundcover without vegetation should still be prohibited. The goal of providing vegetated
landscape buffers is still valid, The street buffers, parking lot islands and other required
landscape areas should be designed so that at least 70% of the ground is covered (at maturity)
with vegetation. Rock mulches can be used around the shrubs or other plants.
2. Types of Rock: The landscape industry is now producing many varieties of rock, often called
"permabark," that can be attractive as a mulch. Things have come a long way from the days of
red lava rock and white quartz as the only choices. However, certain types of rock should still
be restricted. For example, pea gravel, washed 2" drain rock, road base gravel, and similar
products should not be used as mulch.
3. Edging: Staff is aware of certain areas in town where rock mulch has been used and it is
constantly migrating onto adjacent sidewalks, especially if the area is bermed. Rock mulch
should be contained by a curb or some form of edging that prevents it from rolling onto
adjacent surfaces.
4, Weed Barrier: Ifrock mulch is used, a weed barrier should be required beneath the rock. The
weed barrier should be one of the many available permeable weed fabrics so that air and water
are sti11 able to get to the roots of surrounding trees and shrubs, Impermeable plastic weed
barrier is already prohibited perMCC 12-13-7-8.
5. Water Conservation: Allowing rock may have the effect of promoting street buffers with
shrubs and rock mulch instead of the current prevalence of lawn. This could aid the City's
Landscape Ordinance,ZOA
Planning & Zoning Commision, Mayor and Council
October 15,2004
Page 3
water conservation efforts, as shrubs and other vegetative groundcovers require much less
water and maintenance than lawn areas.
RECOl\fMENDA TION
Staff recommends approval of the proposed Zoning Ordinance Amendment as amended below.
12-13-7-8
Mulch: Mulch shall be used in all required planting areas. Approved mulches may be
organic, such as bark or soil aid, or they may include rock products, such as
"permabark" or similar products. Use of mulch, organic or rock, as the only
groundcover in required planting areas is prohibited, Required landscape areas shall be
at least 70% covered with vegetation at maturity, with mulch used under and around the
plants. Pea gravel, drain rock, road base gravel, and similar products shall not be used
as mulch. All mulch shall be contained by a curb or other edging material to contain the
mulch and prevent it ftom migrating to adjacent surfaces. If rock mulch is used, a weed
barrier fabric shall be used beneath the rock Impermeable plastic weed barriers are
prohibited because they restrict water and oxygen to the plants.
12-13-7-13.B Mulch: Mulches may be organic or rock as per Section 12-13-7-8. Low shrubs or other
vegetative groundcovers with mulch are preferred over lawn areas wherever feasible
due to the lower water requirement of shrubs.
LandsooPO Ordinance.zoA
MAYOR
Tammy de Weerd
LEGAL DEPARTMENT
(208) 466-9272 . FAX 466-4405
PARKS & RECREATION
(208) 888-3579 . Fax 898-5501
PUBLIC WORKS
(208) 898-5500' Fax 887-1297
CITY COUNCIL MEMBERS
Shaun Wardle
William L M, Nary
Charles M. Rountree
Keith Bird
BUILDING DEPARTMENT
(208) 887-2211' Fax 887-1297
PLANNING & ZONING
(208) 884-5533 . Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: October 14, 2004
Transmittal Date: September 8, 2004 Hearing Date: October 21, 2004
File No.: ZOA 04-002
Request: Amend the text in the Landscape Ordinance (MCC 12-13-7-8) to include gravel/rock
as acceptable mul in commercial landscape areas
By: Wenco, Inc.
Location of Property or
()
David Zare
David Mo ,PIZ FP)
Wendy Newlon-Huckabay, PIZ (NoFP)
Michael Rohm, P/Z (NoFP)
Keith Borup, P/Z (No FP)
Tammy de Weerd, Mayor
Bill Nary, CIC
Charlie Rountree, CIC
Kei ird, CIC
S un Wardle, CIC
ater Department
Sewer Department
Sanitary Service (No VAR, VAG, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
FFJ~~~D
CITY OF MERIDIAN
WASTEWATER DEPT.
33 EAST IDAHO AVENUE. MERIDIAN, IDAHO 83642 . (208) 888-4433
City Clerk Olfice Fax (208) 888-4218 . Human Resources Fax (208) 884-8723 . Finance & Utility Bil1ing Fax (208) 887-4813
P)
Meridian School District (No FP)
Meridian Post Office (FPIPPonly)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FPIPPonly)
Qwes! (FPIPP only)
Intermountain Gas (FPIPPonly)
Bureau of Reclamation (FPJPP only)
Idaho Transportation Department (No FP)
Ada County Land Records
Meridian Development Corporation
Historical Preservation Commission
Your Concise Remarks:
RECENED
SEP 2 0 2004
City Of Meridian
City Clerk Office
RECEIVED
SEP 27 2004
City of Meridian
City Clerk Office
~ & ~ 1~ 'Di4tUa
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
i¡Sewtember,2004
Phones: Areo Code 208
OFFICE; Nompo 466-7861
SHOP: Nompo 466-0663
WilIiatnG. Berg Jr.
City Clerk
City of Meridian
33 East Idaho Ave.
'~..~¡;8;11'í~~
RE:
IDA 04-002/Amend text in Landscape Ordinance
Dear Will:
Nampa & Meridian Irrigation District has no comment on the above referenced
application to amend the text in the Landscape Ordinance (MCC 12-133-7-8) to include
graveVrock as acceptable mulch in commercial landscape areas. However, iflandscaping
impacts Nampa & Meridian Irrigation District's easements approval as well as a License
Agreement is required before it is installed.
Thank you,
ðiUf,I~
Bill Henson
Ass!. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
c:
Water Superintendent
File - Office/Shop
APPROXIMATE IRRIGABlE ACRES
RIVER FLOW RIGHTS - 23;000
BOISE PROJECT RIGHTS - 40,000
CITY OF MER
PUBLIC HEA
SIGN-UP SH
DATE October 21 2004
PROJECT NUMBER
PROJECT NAME land
NAME (PLEASE PRINT)
---.
IDIAN
RING
EET
RECEIVED
OCT 'L 1 2004
Cit~. of MerIdIan
City Clerk OfficI'
ITEM #
9
lOA 04-002
scape Ordinance
FOR
AGAINST NEUTRAL