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Next Steps

The document discusses next steps for a development project, including pausing to consider recommendations from an interagency working group and environmental groups on how to best protect Ten Mile Creek. It analyzes the development capacity, constraints, and projected imperviousness levels of different planning subareas. The document recommends deferring action on development category changes, conducting a new site selection process for a depot, and accelerating a master plan amendment with additional resources to improve protections for Ten Mile Creek.

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70 views

Next Steps

The document discusses next steps for a development project, including pausing to consider recommendations from an interagency working group and environmental groups on how to best protect Ten Mile Creek. It analyzes the development capacity, constraints, and projected imperviousness levels of different planning subareas. The document recommends deferring action on development category changes, conducting a new site selection process for a depot, and accelerating a master plan amendment with additional resources to improve protections for Ten Mile Creek.

Uploaded by

Planning Docs
Copyright
© Attribution Non-Commercial (BY-NC)
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Download as PDF, TXT or read online on Scribd
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Next steps

 Stages 1-3 mostly


approved
 Considerable unbuilt
capacity
 Stage 4 triggers met
 Requires protection of
Ten Mile Creek
 Requires new sewer
system
 Intended for future
development
 Pause to consider, recommend to Council
• Interagency Working Group recommendations
• Met with environmental groups and property
owners
 Determine the sufficiency of protection
 Then decide:
• Protection is good, go ahead
• Protection can be improved, revise and go ahead
• We need to know more, wait
• We need to consider other land use actions,
study and recommend
 Involvement of all stakeholders
 Continued growth
 Corridor Cities Transitway planning
 Evaluation of Best Management Practices
 Environmental Site Design
 Integrate planning and development
 Infrastructure priorities
 Design Guidelines
 Analysis areas split
Stage 4 in two parts
 Densities and
capacities set by
analysis area
Town Center District
• Central focus
• 3 components
 Town Center Core
 Historic District
 PD 4 and MXPD
 Headwaters/SPA
 Density balance
 Assets
 Constraints
Ten Mile Creek Area
• Employment in I-3 areas
• SPA 15% imperviousness
• Low density RE1/TDR2 -
900 units for 600 acres
• Low density residential -
Rural (1unit/5 acres)
• Private conservation and
Park areas
• Agricultural Reserve -
RDT
 Stage 4
• 960 acres in Ten Mile
Creek Watershed
• 220 in Town Center
• 740 in Ten Mile Creek
East
• Special Protection Area
• Water and Sewer by
Council
 Staff estimate
• Determine if enough
developable area
• How much area would
be used
• Resulting
imperviousness 35% or
more
Planning Subarea Acres Residential Employment
(Approx.) Dwelling Units and Retail
(sq. ft.)
Town Center District Total 635 2,600 770,000

Development Approved
1,213 194,720
Development Potential 1,387 575,280
Remaining
Concept Study for Potential Buildout in Headwaters Areas
MXPD Area 101 314 575,280

PD-4 Area 122 429 ---


Density Allocations with 743 575,280
Concept Study
Impact Summary – Remaining Development
223 644 Units No Employment
remaining area remaining
 Smarter, lower impact development
 Impervious levels
 Land assembly potential
 Roadway and transit access/timing
 Significant environmental constraints
 Need to balance density with buffers
 Parking and open space requirements
 Building heights
 Constrained land areas
 Good stream conditions
 Wide forested environmental buffers
 Springs, wetlands and vernal pools
 Thin soils, fractured rock underneath
 Steep topography
 Small amount of development showing
effects
Percent
Monitored Stream
Condition Monitored
Miles
Stream Miles

Excellent 84 7

Good 694 55

Fair 362 28

Poor 131 10

Total monitored 1,272 100


Biological monitoring produced an
Not Monitored 226 stream miles
ecological assessment of all county
streams compared to reference streams
Total in County 1,498 stream miles
Stream Conditions 1994-1998
Stream Conditions 2006-2007
Imperviousness
 Wide stream
buffers
 Wetlands, springs
 Rolling
topography
 Substantial forest
 Thin soils
 Edge of the Ag
Reserve
Imperviousness Assumptions

25% Limit in
1994 15% Headwaters 25% Limit in
Property Acres Plan Cap + RNC Headwaters
MXPD 107 35 15 25 25
PD-4 121 35 15 25 25
Site 30 295 15 15 15 15
NCMD Proposal 129 15 15 15 15
RE-1/TDR2 563 26 15 9 26
Rural 451 6 6 6 6
Rural Density Transfer
and Parkland 1375 2 2 2 2
Proposed
Transportation
Improvements 15 15 15 15 15
Projected Imperviousness Estimates
25% Limit
Current in 25% Limit
Impervious 1994 15% Headwaters in
Drainage Area ness Plan Cap + RNC Headwaters
LSTM201 2.6% 11.0% 8.9% 8.4% 8.4%
LSTM206 12.6% 22.1% 16.6% 19.3% 19.3%
LSTM106 7.6% 11.7% 11.7% 11.7% 11.7%
LSTM202 1.4% 14.7% 12.6% 11.5% 14.7%
LSTM110 1.0% 26.3% 15.5% 9.7% 25.6%
LSTM103 2.0% 2.2% 2.2% 2.2% 2.2%
LSTM302 0.1% 3.5% 2.6% 2.1% 3.5%
LSTM204 2.2% 2.6% 2.6% 2.6% 2.6%
LSTM303A 0.5% 16.5% 9.7% 5.6% 16.5%
LSTM303B 1.7% 4.7% 4.7% 4.7% 4.7%
LSTM304 1.2% 3.1% 3.1% 3.1% 3.1%
LSTM112 1.0% 12.1% 7.0% 4.2% 12.1%
Total TMC
Imperviousness 3.3% 11.0% 8.1% 7.4% 10.1%
 Defer action on category changes
 DGS to conduct new site selection for
Depot
• 9 months from consultant selection
• Coordinated with Planning Department
• If no other site found, Council to consider water
and sewer category change
 Add a master plan amendment to
Department work program
 Accelerate with additional resources
 Two years from start, $500k per year
• 3 staff workyears per year
• $200k per year for consultant services to
provide:
 Specialized expertise and focus on ESD and LID
 Focus on comprehensive analysis for Ten Mile Creek
 Facilitate interagency effort

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