There are several environmental features which have a significant effect on development in the planning area. The primary features include soils, terrain, and streams.
(A) Soils. Soils in the planning area include primarily Bedford silt loam, Frederick silt loam, and Hagerstown silt loam. Other soils are found in the area to a lesser degree. Each has different capabilities for urban development and should be tested before being developed to establish what the limitations really are. For example, many of the soils are not suited for septic tanks because of slow permeability. They may, however, be suitable for urban development with sanitary sewer. A detailed soils map is currently in the process of being published. When completed, land use decisions outside the corporate area should utilize this information.
(B) Terrain. Another limitation to development is the terrain. In the southern and western parts of the planning area there are areas of relatively rugged terrain. There are areas with a slope in excess of 15%, which are considered to be unsuitable for urban residential development. Other areas which have a slope between 10 and 15% are considered suitable for urban residential development. However, development costs are above average and maintenance costs would be above average because of the nature of the terrain. Again, when development is being considered, topographical maps currently in the Plan Director’s office should be reviewed.
(C) Streams. The city is developed on a ridge between Salt and Leatherwood Creeks, from which several streams have their beginning. While the streams do not bisect the city, they do influence the development. Several have very steep banks which prohibit development. Salt Creek, Pleasant Run, Leatherwood and East Fork of the White River bound Bedford on west, north, east and southeast. The only direction for expansion is northeasterly. If the land adjacent to the stream is relatively flat, there is a danger of flooding. Therefore, it is best to preserve the floodplains and the steep banks. One way is through zoning the lands for preservation with floodplain zoning and slope requirements.
(D) Karst topography. Karst topography is the result of the underground drainage of surface water eroding the limestone. It results in sinkholes in the surface. Even when the holes are not visible on the surface, there is always the threat of a cave-in because of the weakening of lower layers of the soil making it unsafe to develop for urban uses.
(E) Limestone quarry. As one of the major limestone quarrying areas of the world, the city has a significant number of active and inactive quarries across its landscape. Usually filled with water, these quarries function as places to swim, although their depth and isolation pose formidable safety problems. In many areas across Indiana such a man-made lake can be made attractive for waterside residential development. Beyond these uses, development is not realistic due to the expense related to filling and grading these areas.
(Res. 17-1984, passed 8-14-84)