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
