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Resolution 99-004-CC (002)
GRANT COUNTY OFFICE OF BOARD �F COUNTY �O�VIIVIISSIONERS POST OFPIGE BOX 37 EPHRATA, WAS'HINGTON e-ae23 (809) 754-2011 , _ BOARD flF COUNTY COI�IMISSIONERS GRAN�' COUNT�',,WASHINGTON RESD�,T7TgON NO. 99-4-CC ORDINANC"� NO. 99-4-CG IN THE 1V�AT�'ER OF REVISl1VG � BOITNDARY OF THE INTERIM URBAN GRQ�'TH AI�A FOR TH� CTTY OF EPHRATA,, GRAN� COI�N'T�; WASHIl�TGTON �VHEI�EAS? during the 1990 legislative session, the V�Tashington State I,egislature enacied tb e Growth Managemen� Act (GMA) which was eodified as, among other chapters, Chapter 36.70A RCW; and WHEREAS, Grant Couniy is mar�da�ed to pl�xxt comsi.sterrt with a11 requirements of ihe Growth Managemeni Act; and _ �V�REAS, the E'rMA requires couarties to adopt county-wide planning policies to gaaicte the adoption of comprehensive pla�as. The principal purpose of iliese policies is to insure that ihe.comprehens�ve pla�s of eounties anc� tl;e cities within thear� are coordinated �nd consisteni with each other; and� ' V�HEREAS, the Bo�rd adopteci the Final Adopted Policies of the Grant County Planned G�owth ` Committee on.lVlay 6,1993 subsequentto a cooperative effort involving a11 local jurisdictions in Gra�t County and �AF.RF,A�, ihe GNIA and the �znal Adopted 'Folaetes of the Grant County Play�ned G�owth Commzttee provide darection regardix�g designation of Urbari Gro�tv�h_ Areas {UGAs); and - WHER�AS, the City of Ephrata conducted pulilic hearings and adopted a proposed Interixn Urban. Growtla Area for the City of Ephrata in 1995; arid ` WHEREAS, the Gra�t County SEPA Responsible Qfficial zeviewec} the IUGA proposal and associated SEPA docurrientation and issued a 1Vliiigated Deelaraiion of Non-sagnificar�ce (1VIDNS) on A�Iay 16, 1995 for.the c�esignation ofthe pFoposed II7CiA; and WHEREAS; the Board of Grant Coimiy Cori�miss.ianer,s l�eld a public hearing on Qctober 24,,1995; �pon notace, ai which time the. Board of Gonnty Comxn� ssioners heard comments iu regard % the groposed' IiJGA and continued -tlie public hearing until Naveyriber 6; 199�;. a�d WHEREAS; the Soard of Coax�aty Commissianers, based on fmd�gs and coricl�stons ma.de following the public hearing, adopted �y Resolution and Ordinarrce No. 95-134-CC an Interix�a Urban GrrowtIi Area for the Ciiy af Ephrata as ide�stified in Exhilrit A; and TIM SNEAD DISTRICT�1 " 2644 RD. F NE - ' MOSES LAKE. WA 98837 ' � PHQNE 765-9T�48 tiELEN FANCHER DISTRtGT 3 7020. RD. 5' IV.W'� QUffYCY. 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Irsci�si�n of Area C2 u� the iJfaA psovides siga�i£�caa�ily r�ao�e (a�earlg� double) ca�mercial acreage thaa� wou�d be requzred during tlae 20 year gla�i�ag }�eriod. �e�elcs�rmergt of �o�nmercial businesses in t�ais area could deiract fr�m e�stang co�nercia� �perati�aas ir� the dow�towaa core_ Furtlrer, ix�clusio� of I�rea �2 ia� #he U£"rA would create � irregular NGA boundary and lea�e �ae area. kncswn as C'rree�field Ess�ates as aa� "isl�d" surr��anded by IUGA boundaries. La�€aasi�rial L�nt� leTeec� 'Tbere are 3,592 acres o� inc��strial land wiihin Yhe e�sting cur�orate li�r�its of �$�raia. Appro�ately 2,236 acres af �is t.ot� are s�viilaiga t%ae lia�its of and co��olled by t�e I'�rt o� Ephrata. About 2,583 acres or 72�/0 of ihe iotal industiial iaaids are vac�ni. The {;oanp�e�ens��e P�an states iisat �uiure ind�strial �eeds for the Ciiy couid be sup�Slied �y i�ae Iarge am�aurt ssf intius�rial laaid ava�able at �be l�or� of Ephr�ta. '�ae anne�tion i� i'Vlay T998 of agpro�a�ely 890 acres of land, no�v design�ted as �d�st�ial, p�ovid.es al�o� 945 acres c�f vacant iaadustrial Ia�ads witlaia� t%e Caty aaad not coaatra�lled by ihe Port_ I�To additioraal �d� strial l�ds are needed �vitl�in Yhe UGA. Paab�i€ g.�ds A total o£ 608 acres �f la�d designaied for pub�ac �ciliiaes, parks �nd open space was calc�ated �royn �tha E�hraCa Ccaffnpreh�asive Laaad Use Plar�. '�e LaTad €Tse P�a� designates as I��blic Open Space � 30�-a�re a�--ea wesi of the Giiy i�a �h� �eezely �lls and a 43-acre sf�p adj�cent io t�e �est Canal. Tl�e proposed land use of tl�ese areas is fo� recrea�onal acti�ies amd habitat �reservati�n. 'F44e Crty has �ac�e graart applicaii�s for developnae�t of access im�rovements ax�d crails ixp tiae axea. '�e City owa�s portio�s of-the aree�; ot�er portions are o�ed by �ther publac agenci�s, i�cludi�.g th� I�e}sartn�en� of ilTataaral �eso�zrces a�a� the C`araa4t C�unty Public �€J%lity District. The CaNIA enc�urages coa�niaes amd crt�es to id��fy �e�a sgace �orridors �hi� aud beiweex� �TGAs wT�ic� iaiclude la�ds usefial for re.creaiioaz, `,vildlife �aabit�t, �1s, a�d cona�ection of criiical arreas_ 1�CG� 36.70A. Ib0 addresses paAx�chase �f ti�ese �ands by #he governi�ag ja�risdictso�a, recogffiizixag tlflat �evelop�e�t rest,�ici�o�s �y�aot be ia�pos�d �pon la�d dasagnaied as �p�n space w�hou�i�e �iiy o� Ca�ty firsi acq�ir�aag �ci�x�i iaa�erest in such property. Before t�is area as desig�ated as Open Space, paa�ei ow�ers�p shoa�ld be assessed a�d agreements vbiained from the mwne�s regardi�g �e desaguati�. �owever, the area v�i1l be incl�aded 'an ihe IUGA. 7. The II3GA baua�dary �dopied bytl�is resol�tioaa_ • Is reasonably cc�nsis�eart with fhe ailoeation o� grovath proJected; • Inchzc��s bo� in.co�porat�d and a�incorpora�ed la�d; - l�rovides ac��quate �auds f�r co�ercial a�d ind�sia-�aI pur�oses; • Provic�es atiecguate lands �or o}�era space aaad recr�ional needs; • 1Z�cog-�aizes ihe neea$ to ens�ai-e that � adequate � o� a�orda�ale housing re� available; • Recognizes e�sti�g patteins of land uses and lot sizes; �xrd • �Zecagmizes areas tl�at l�ave adequaie e�sti3ag �aublic fa�ilit�es a�d service capabi�rties io sexve such devel�s��emi. The area wit%�s tlie I€�G� boauidary adop�ed byt3�is resolution is_ � EJI' � �e �1C+. 99-4.:.c:c: I�eso��ztic�u No. _ 99-4-CC Pa�ge 6 -�e r�:as. x. .�;.: -t: • t •,� .<t - �' s i° i ; ; s ' ! �- �. i. i i � ��t. ` � ! . ! . x � �. . �.1 ��� t ' t . : �.. -T G � �. Y . t :l.. : :- �` �. .#�. �� �� � � ":i � s�t= i�:'.x- )' �..�+s*x e s- -rs i'' .t ,* � �• } Adee��z�te public f�ca�aties aa�d sea�i�es eatlger e�is� �n the �c�rp�rai�d }�4rticros ofthe UTC�A or are pl�.er,%i� be prov�ded as �� occ��s. 8. The I�T�� b��dary adopted b�r�hi� reso�t�ion recc��nizes exas�g p�tte�s c�f la�zd use a�d It�t sizes. �`o� e��a�aple, t�e area ��nrn��y re�rra� tc� as �reen�e�d �states �s eniirel� re�aoved frc��a ihe IUf�A beca�se �t ��a�sists pra�a�ly srf lc�s �ve acres i� size �ad has �et�i�ed a r��al cl��rac�e�. 9. 'T�t.e IUC'aA bc��c�a�y ads��s�ed by ihis aesr��uiio� recogr�az�s tiie CiN� �o�l s�f e�cc��rag€�� �he avai�ahii�ty �sf affordda..ble �c�t�si�g io ali ec.��cs�aic �egx�aen�ss. Fc�r � le, Y�ree are�s tc>iaii�g 3(3.6 acres re�azns vv�t3�a tlae iU�t� bs>�t�tclaryy �eCa�zse #�is are� is aiesi�n�ted �s �igl�-cie�asa�y ���-£��i�y and �� prc�r�rate a��af a.�forc�abl� h�usi�.g, 1 �• .x+ ;:r•- ��+ as►� ` r+� r. . r�as -• � c - ♦ �st ,� , .� .. � t�:; t a- ♦ �� .Xf t- r �• et .t'`� � �:a 3• t r r� i{ l��fi..� ' �► !'.���.#�:` .►Ri:lF f �'t��. •'f� . ��f-� " 1tt 'il-� "1� l�:t �.i4 t "�tnt � # i 1. 'T�e Iand �se c��nges r�suliis�� fraar� �Ze ILTGA bs��dary ado�ted by �is resc��a�ti�n s�kes a re�s��able b�ar�ce beiwt�veeza: • prc�ci�� i�ae �viresa�e�t, 4 prese�vi� are�s; � ��ccc��nm � g Prc�jscied grc��ih, � re�cag�azi�� e�istir�g pa�tea�s of develo�me�, • promcs�izag ��cie�s� service �reas fs�� p��li� uiilit��s �c� serr�i�es, • reco � ' g n��ral bo�ac�a�-ies, • acc��s�da�i� t�e d�s�res aa�d �t��icies c�f �he C�iy of �piaaa�a, �d • a�c��toc�t�g ihe desi�s af #�e residez��s of t�.� aff�cited areas. 1 -. . • :(fi f `f�� !�� 1 ti '. :i. 3 1' _ �. i. :!- i.. �. � ' ♦ i '. i� '; f � !t 3 f r � X. ' !�. ' Y .� � �. ' f . t f: � . #�. i. �. f . .1� ' ! �. . . i� ! ' t �' �'1�� .f - i . � ., 1 ! �;f. " � � . '. t ' 4. . 4 � � . '� a T :� t. �. •#- �i`� 'f :i� .[i►�.i[ . F�. i� �.#,' .at i�:i.' �-#1,t '$':. . f: ,r: � 3. �iae �a�as�es adt�t�d b� t�s resaPtziicsz� ccrz�p�y �h i�e C�1VIA �nd �er gcrvernia�g 1a� ar�d are reaso�ably re��ted is� �e pul��ic beaiii�, safety, �nci �eiiare. l,.� 'i1 .*: ': !' ., , #' i; �. :r• � ., R� �:.� r i , s tf : s rc:.r_, .�sr; s t t- ka. s s ,rt s� st,re s�A a: i• t..� :t� `- s •t. . 4 a r •i' `F ".IJ�i'. i �!{ ., .Y.� .;l,�� . •f.t,•.i .� .���-..�' i7� .i' ��.�.i 't���� "i `� t'!i€1�'!.: �♦ �)' f:�:... . i..w 1 , ;,t.: I a. . � �i�t �i�f r .'ll f... :t"� t' : �. . .f.�. � t 1' ►� l ;1 ► r. :t` �.s. E ! «i # #I atf. . s�'' tt:. s�r �f " •. -i si ^s: s. . ►, 4.r*-r rt ' K. ' 3, t ,r `i-�+ tt � .� . . t !- r x #-' �ati . � . ,4, �a ��. . � �t � : i ' i -: � ' } � ! �. F �. �. : S .. Y. �. � �. . 3 i o��� �� ��cs� �lo�s � �.es �es1 99; 41 G� a�d�fc�������s� �,���G��-��, 9� a��eu��a,�de�'��°p� �e���� ���s ����l�lo�. ���`A ������°�'1 ec� l�°�'lo� ��o�� �il � �Sag�� ���.��? �� � � • cA���' GQ�ssho���� �� as��� W,��' ��� �-9`�9' ����� a��� �Se���,�o�s ����Q���i � ��,. �e ���e�O�a��- �ati�e �n- �sl�° �� ��'`��o� ��� ��. c��l pf �� �� � ��� � r Fs�� �� ��� �� � � ����" . ���e� �� ,�,�• �S�o�� B�'��� '� �� G`��� � . � �� ��°�� 9� ��� ge�� �.�� �3�aTd ��`� C� n �,�e�� ° �/.�'�O��g ��.e�7 0 ���e�� � si �������,�: A�4���� � _ ��°��� ���Y �°����g � . . : �17:��3-� Y�f� � �' , i. ; �fti�� : ►� _� �/\I I1.1,�.L I CTTY dF� TNT�RTM �ROWTH MAP A EP�IRATA URBAN AREA LAND USE DESZGNATIC7NS f��SIDENTIAL 7ypi�al Urban Densitie� � Urban Reslden41al4Law Den�l�y Single Farolly U du/1�� acres> �;;;;;;;) Urban Resldentlal- Medlum Density Singla F'amily C5-7 du/per�) Urban k�sldentlal�Hlgh Densl�y Mul�ti�Farolly C8+ du/acr�) � Urban Residantial-Planned Neighborhood Mixed Urban D�nsitles EMPL�YM�NT AREA DESIGNAiIqNS Er�playment Ar�4�-Commerela�l Employment Area-Ci�ty Center Cor�r�ercial � 6r�pinymen� Area�-ManuFac�uring/Sndugtrlal PUBLIC dPEN SpAC� D�SIGNATTC�NS CTyplcal USes> '.�.�'� Recr�a�lon Areas �'ubU� FaclUtles WlldUfe Res�rves � Alrpor� F'acilitl�s `��ANSITIqNAL qP�N SF'ACE Af�EAS � ❑p�n Spac� Urban Reserve � ��i�r�i� Ephrata Corpora-�e Llmits Interim Urban Growth Boundary Gran�t Coun-�y, WA � PCI NO SGALE � �d c,�fi�'a4. uk�. �U�,�e� v�eW p��\i � � -� .M, 5 . M: . . -.; � ',: ' �; : �',�� i � r a �. ♦ :: '.#�� . �.� .. : ,i .. ,`i.� -. c. .,;..:�, t...': f��.. .. i :t.' �.�3it.��.` l�:.::i F f.�: i .�i. 1 i.,.,. ! :�F.i, �'.t�� !: .�,. " :(. � i . r �"� :• ,. :F 1� :• . [ ^�� i �1, :. i !:��. t 9 f �� .: [ M �-. ; i .1. . . . 1. t �. �f:.� I F ��t .: .. � ! ' � �w' `. . 3 . -. '1'. '• . 1� .` . Y �' . 1:: • C�' ) ' f�� � . i ' i�. � . Y � '.:1 . �h�.t '�-�[ �. .(t. 4 !�' t :. i � ..i,'� i ! ;:",. • 1(.1���. ' :�I;' ��� ��.�'» !`1��.•- .��'ii� f tc.�,.�..i.l. '�. .� �: i... .. � ���.;^� ��I..: #::-:f ' t�t�.ti I�:� .i: i' • -� r .� �.: _, • �,� ±e•• : .r� �, i * s ^• s �e.-a �. � t- �- :t.r. .*,;t • , •t �a... i. s tE s�s ,* r �. -tiy -I����s .ss . -•� �..:r- t1�:s� .I�•.� �e�. ..s . -t���. :Y�i��: s a:s.. -f .1�s��. �.�t- .t„�'� �.;s: - �-• - :lir�.l'y !'i�'1. .;1' ii �. ::t�� i'. t.tt. .�t' i t' �..tk -. ' 't.�.�.�-•i ��!" .f•� t:�' t. f' 't �.-.�•! �.J�'��1..�.�:' F i� �� i i:� # . � . • . t ' ' � �t :! - t k �. . �. -,! ' i �:1� �� t ' i .6. ' !. � �:t � i` . .i. - ! : �:�. ' ' � �. � t. _ .* �. � �. :�.. .... ... ! '. f ..� � ' �:! �� �-. ' 't # ' .f 4 !Y t r�. t �1 �, t' ' ' ! �. i..: '" • i �:�.: . !' .: f . .: f:: �. � � . � �.. ' '. ,1' . �1 O r ; t� I1aa�d ��Sacity Ana3�sis is used % esiimaie ha�w �uc�a 1a.�d is needed �iil�i�a. a iT�rA to meei a jur�sdic�aic��.4s projec��d p�uia�io� gr�wt�. Ili�arenr� €�ctc�rs are used ta aeca�w�t. f�r physic�, soc�.al, aa�� ecr�no�c iintlluer��es in ihe I�d supplgr x��rk�. '�e a�aalysis consi�ers ��sidenii�. i�td a�eeds as w�il as associated em�sloy�ne�at g�c�w�a and pu�iic �acaiiLy rec�ua�en�ae�ts. �' 1'�.��,�ilff:��•�. �i' •.` fif:' fr .i ..�lt. ' ''.il.I.i�.•. �.i�,'3.: ... . •filt'" .�: Ft�i �.'.' .tY !'1'. :.T��.! 1'�'`l�� i "1� �i�. /'�f � t;i�� •�1l�-�..E .l�s •- •.'K . ! ttl��' .`!• 1.J'. : .7�f i t '. _. �f�. � t .-, �:i � ` �:t i - � i- :s . ` l # � .: . !. i - t .. . r .. :t . `tE. ! -. �' ., ,l ` � '! e. �. �.. 1 . ' (. " �. �, t�� . i 6'��1, .:i�.. '# .i`. ..•- .ti� ��..t lk.� ....� •'�..•.T ..t � r.�:��_ . � .,. , , � j, j � f ` j, s t- tr rsa s c- ±rt,>.tR€+ �_ �,_e � et^ .ir r+� .� �t � s-��rr '.i� + •-Y .r• t- �� ' • .�-� -- r e �- • s. •- � t. . �- - ♦ • .�- # ,Et-s * s i r ♦ t. - ��:� �!- r-.t .. • ♦ , . ,i, r. .,ss, .r��t • f s t- a •' 'i^ s' .� a f� st r- e �; � �. : � � f� . � 1: �!. , s. ��:i' - s: �.. r � �. 4 i -•� �: :i • '-- �� i J i � ��, :E , i �.f. s - ' �.. � i t! �. �� t # . '.. ' t :i� . . f 'T�� �i �-.�. �i'.�' :#.l i1�.�� { k�.. ♦ ��•�-.i.`� .. �:i� i�.:. - i-' I'�i i;'f. *�}[�N�.: �:E' ' ` it �:iE.... l L' � . I�1.�..':f; .i..,� l�' ...Tf I.;rSf� .:Es . •t� �i ,..�.� �''#�-� 1 1�.1� .!.'-.f��. '�t 1�.'� ��! �•��� . I. 4 . >. ! r t . � i �. � t t' � ' • ;! � .� ' i : ` ♦ F t� �� ! ' �€� ' . C- .,. � ;' • t � � , : • . !' � . • � :l, .._ � :: �: �. ... _ :! . ! ` t . . .:#. . �+�i t • + :f �. � t .:'! �r .� �:6 a .. i. �. . ! ♦ •��. i :1 . t: -'- s - � s �: ��• �:Y..' . . I t' ':6.:'. ' Y •�.-:t:�� •� �.i:!' f'�:� •: ��� R � .:l,�, �► � Y �- si i- - -.�`-� �, a c ta�, - r •. .* w�.�, s; s�•� :e. ��� �€��z�r��� ��I�.A. ��a���is ���� �-� �a ads�i�io� ta accr��anodati�g p�o�ec��d gi-o�, UCgt� bv�rc��res �nay be ir�ca�ed tc� incl�c�e �e��aceni lands al�eady ch�actt�;�rized by �rbarg �o�}a even ibaugk� �c� i�aclusion may �.crt b� a�e�essit�� i�y pop�l�acs� zzeec�s. �'orihe �uu�ppases c�f�is Gc��reher�sive PIa�, "�ub� gre��" is de�ed as ar�as �e�e �e pres�c��isa�at de�asaiy c��exisi*r�� zesiden�ia� devele>p�aeni �s ai least ibre� �csr�s�ho�ds per acre. T.T�St� btsa�ada��s may aIso be �aca�ed to i�ciude mc�re �aan a s�agie �iiy. '�e d�ier�sa��ican c�f s�eh �11Cx� d��ad��s �a��ld considea� $he ,���sdictic�aa(s) prcavic8�g se�-viac�s, seav€ce c�g�ac�ty, a�d c�o�ce af iocal . govem�~n�s� �?d ��ize�.s. I��%�o�ts '�ae �SI�I� aa�d. several decz�it�s of the �arowt� �a�aage�nenc I-�eari�gs �a�rd use certai€� %�s a�d p�a��s i�a �?e des�rs.pi�r�a� czf Iands �hat may be is��I�zded in UC�As. '�7aese tern�s are deii�ed be�ow f�r p��gcsses c�idesa�a�i�r� c��.Td�As in �ae G�ra�t �auxat� �inprehex�si�re P�an. �ity �.e�,s i�e in�orpoz�ie� �.�niis a� �a�alee ��iy, �o�Iee I��m, �iecira.c Ci�y, Ephr�ia, Crearge, �rar�t� Ct��a��e, �3�`��, �r�pp, 1'�at�a�a, i��sses I,a%e, Qui�cY, Roya� ��y, S�ap La�e, i%��de�z, �uud �ais�� �re�k. C��oss l�' ��ea �ne,�s t�ae ��,`a.�� la�.� �a�e� inc%d�g ��ad rights-�� w�y. Lcc,� crvc��c�ble,f'�� a�evelaptrrent me�.�s the gr€�ss �aud aa��a mz�tt���.ed by �ie sum �f �iae I.��� ���a�i�y �ai�si� R.ed�ction :�ac%rs as shhc�w�s i�z'I`��ale 2. IT�rrlvai�cxl�le larar� s� �ai laa�d est�n�ted to ncx� be available f�r sale or deve�opr�zer�i for a va�.�iy o� �e�sor�s, �ciud�g beca�s� �t �s being resez-ved for �ves�aen� p�os�s, fi�iuze expansits�, �r pers+�a�a1 �s�. �l�-e�rdy c�Zrr�ete�ized b� �rbran growth nseans �re�s where �e pred�s�inarrt c�e�s�t� c�f �sting resideast�al €�eve��p�e�a� �s a� Ieast t��e (3} hcsuseholds per acre. �deqr.u�te �is�sng pul�lzc facility cznd set�vice capacities �ne�s areas �z�th e�:isting �ater and sa�itarry sewer c�pa� tcr serve �laa�xed �rba� de�s�aes. .�ecrs thcrt svill be served aa�equcrtely by a combincc�o� caf both �xisting public facili�zes and services cend �ay a�iti€���1 needed ��blic fczeilities and serviee.� tha�t are pr�v�ded mea�as are�s vvhere w�er �d s��ry se�v�� cap�ci�y iQ serve plararzed urbaa� densiiies is plau�ea� (car�taimed witha� a cap�al i�cili#�es F��� �he re�naanir�g pvrtic�ns af the tlrban G�owth <9.�eas meaxzs those areas asc�t nlrec�dy chr�racterized �ay u�bcr�a grc��th, bu� w�c�t �aave car �re pl�ed to �a�e a�eq�zata w�er a€�d sa�z�ary se�re� capaci�y is� serve �rbaaa deiasat��s and a�e adj�ce� to ciiies andlor a�acorpt�rateci areas already chcrraeterized b,� urbct� graiut�. t�es�c��e�ir�1 La� �'czp�eity�eth�a'r�l�gy A�.,a��d �ap�city �zalysis zs tased tc� estimaie �ae resitie�tial land needed wzthin a U�� to r�e� a j�sdi�i��'s �c�p�la`�or� growtt� projec�iQn. Severa� �oc�els have b�en us� by eo�ies pl�nr�i�z� a�de� �te €s�A. T"�.e �'I`�� paabl�c�t�ticsn on lar�d c�paci�y ent�ied "Issu�s �. I�esiga�.atir�g �.Tr�san irzow��6. .l�reas �'a� �j: ��ovidiz�g Adequate Urbara Area I,and �upply" �arc�t � 992) als� prasrides �uidance �� �ae�t%csci€�lrs�y. �� � mo��� �rill g�n��a���' �� ��y�,is �� ��d �apa�� �a�� �� . c� �� ��4��`�� � S � �� ��,��17 ��� $as� ° � ��, i atin� ��� , e�e� ��p��b�ffi�� a��, �cc��� � s1� �S� �� �es ��Ps' ���,t� ��°, abie lan-� �� .�,�,o�s �°��t��, �f �e ���1°�� flt ��� t� A�e Q� of �����°age dexasi�5' ban �c��s � C . � �ev���� # �n, ih� �'� e�°ld ��� � ��.d wit�'it� e d p�bl����' ��ter �� al�o� �'�.' �d. i�aus � i�si�e���� � � ��� � la�ad is �• �p�ala��n ��� � de�. d �d� ��c� ����cLa�, ded• �1a�'�,Q c�',c� p � � � �an� d�� i� �cl� as �.clu � ass�ed ���'"d� le �esid�� � la�cis� fa�,b�s� a��� ��� o����°� � ��a�l��g��' ��e� � � ��,���y af � �ei �a� �� � �d �o � �c�eS • 2 �et�� � � � �� � ��ls� d � �. ��� . fo�� ��ne�� �a s�ed���e���e���� xs �� ap�'��dt� �cc�a� o� ��°� ��� �e�s� ge�e�a � �, o� �` �� ��� ��'�' � ia�F� • �� �oad ��'S_�f �ra�'. o�a su��-v�° � of p������, e�� �d ��� ab�e'- � » « �1s�Q �ble �'�te ��� � aI�"ta � ��, a�� l�� �s de�elc>p i%��.e �� � �O� �� � �4 safetY �i��.�ed `6�°�' �le �t �a�i����='u' d is � zk � l�a�'ai. �g ���d��e��a�,� � � as ��bii-� ���e ���A,1� °��$ £a� a � ° �{��. . � ���e1�P � �f de�t��� ��ed � h, . , �_ , ,_ - �,.� : 1 � `..5:, . i ���� ''a.,� ��' `� y.,.."' .: * S}... ,.;.. t` Y!, „-� � � . �{ t ` �. �� � -�� � �. �. i" •• ; S'� -Y ' � = f. * • / � . 1 i �,►� y ♦� � � �.. •�' y � � '� " 1 y a" . . + a�. ;�� .+ {�..����� i .i��.� « *� �. . '� � �r . s.f1t(�'�,: S � t _,,. . } .S,t� ,. �.� �. �.- • .. �..;,4':f.�• "�a , �.�.�.1 1 t , R � � ,t� ��� . �.it s�.. ,,is . � � • - ,� ,���.- t .�.' , •�' . #..',�• .�:•� •.,k �� � " s t � �, . ��� • • �. . f . � . � . -_ .. ! • ' .l�.,, . _. .., :� t. tt �. . �� ;,' .t • # . � !. ' � �' � • ,, . + �. . t . �x'''i 3_f �: ��. ;� •; ,....•` `� ! " .e r�y� ♦ ti � ;t: ` .� C � t� y � •v' •,. s. � * • t+ . ti r ► �f ' �. -�► ��, 1 '�s ,��+a ' s +c �s�� s .i' .' � # a. 1� . ♦.- 1 .l . :�. .. . � '. � . � -�. � ' . �� �' .. y . l .. .� �.y ..�. `,.�.. •a ��`'� . s s ' • t� �.• �t' � ,�s w�, � s� '� ;�,''� - �� � , -• ,.�� • '- . *•''� ;' �s .� a �. ' I t ,: .... �.• �.:{^ ^i � ,,:....s„" i ��`.' y s�..�." 1.., ♦ .. .',.. ' � ���f.t� ...�'1i. �!. {. . ; iT�� .� �' }t `, ..t. ...5` t . , .h -t' - .«k �.,�:t'�� L �. .r � � ��, `. �. ' ., �.' ' a ��` .�' � . y. a •'� �� t � ` �� ` �� t t: ' e ~ 11�.}� ,` •{� Y.y���.... .:�,:.. i�.. �` �.i��-� �t , . *.. 4 .� � ��.� � .. �� � . ,� ,_ ! t` �i f; '�' l!" 1.:.'�` % f��.' �� �•� �,• 1 � t s- ' ..t� . s .�.. .��'�� ♦�.�� ~ �` j". '�^ YT" . « t ' �'. �1 �: � * � :{. � « � +'{_ '{ � �. � ��.�,'- � . � t � � � .�{, . � '+ .- � i.y� , � � �'� t s:' ��. �t � c' �x + � �. r, s `�, a�,• s" ��;.s � , a' �' t s�r_ s � �,.4 � k� t�. � . � , t. ti" �- - •' . t J 1'r �, � �-+ � +' �: ..f. l •. �. . � ' l - t�� _,� � ';t" � .}; �.� � � : .t f ' , -. #. < <� � `ii ... �, �-...� * � �! y s . � t_ -,x - �� af ��ai�ra�a �[3GA ��Iys�s P'��e �-4 • T�se r�s4urces aae�ssary wo �erve i�ae pcs�aul�.c�� � presvide tl�e de�i�ed c��Iity af ��. '��bie � ,�i�r�r�ge Na�ffib�� a�� �'ers€��s 1'er ��us�el��%��h� z.z� �.�� 2..�5 2.47 Z.'79 2.�3 2.59 2.4 � 3.81 2.55 2_�6 3,5di �,�5 3.29 2.�8 __ A��ra�e o�AII ��i�s � 2.5� � Source:199Q U.S. Cea��zFs oPPa�tiat�o� auct �3ausirag x- y• . - � �s �, �-r , :r � �tr_ -: • i, sc.. � � -x - wy �• i� � .r� ! . ,• f ` , ' f rR Yt -.... " � �'k � ! �. . •�' i: � �'� ' �«: t ! t . 1 � �. E ! '-. �[t. �. ! ! .. :f. ' � : ^ t � � ' . .f� ' �, # t �� w 4 �! � �, !: - ;� ' ' ♦ 'j. � : .. ._� i , . €. �. � ,.� . �� t i. . �.. r f�. ` E . . f f'. -t�' ; �� f�:�.�-� Y.[t�� !i� �3a T,'. :1�� i .i�� �, f�..' .�•��t�.:�. �.�:, �F.Gi";i.� Cien�rally, �.rb�rt detasities �ge frotn a rni�timum �of 3�ilac %� 2 h�lac cs� �ig�er_ �I�ed �eside�stial de�sitaes in ihe izcc�rp� c�es �a�ge frc�z� I�csi�.se�old p�r aere �hhtac) �0 9 hh1a�, %sec� � da�a i�a il�eir �es�aect�v� c�s�p�ehe�asa�e p�as. £'r��c�ce fra� �'3�'�� s�c�ic�es �t � � ' � �uerage de�sity csf � hhl�c s�c�u�d be �sed for Lr�aAs. I.Ft�iess �a�zer d�asiiies �ae prcap�s�d i� a�it��'s �o�z�p�e�eusi�re plan, a1a av��g� der�sity af 4�fac w�1� be �se� for i�ae �.�d ��pac�iy jlna�ysis. r- �+ .ti - �- ,x, s< a � i+ .�,f ':s . � s- + �s -c r.. •- • a�E,_ rt vx�`�; +� •- a s i� s s � t.t s: t?a t - 'i� t.� �'.�,y�e - s s t s-t -r - +�-r ss- .�t • t '#,.` s • c '• •i t, N- - srlt-4�. i.�. ��Et-�� N ,�� »« .. : �.i ! ' ' !� �� , f �t'- �. � f i '. . . ` t �� , t. :i � .: i ! i'- ^ " ..: �ii �f • �t ��." i , .: i^ : � i ' �. t.. ^ i ' ;t .::t �.. - ;K : ,' t ' «��iF ' .: f.1�:. - •�t •���,"i� :. .: i"1 ' . 4 � 1:• "a�F:�i i�.�: ' � .! x; �... +_.f, ,�.' '4 . . #., � " . ' t: ,, t ! � �. i � ' i:.. . ..� i .t �� � ' fi : � � E .. i�. i �l , �.. i. • . �� ' .� . il t. :, � ; .. . #:: ... t, � �. .. 1� . .: , .. `�! ` ,. :• t�� i � i l� J� ` t '� �i` .� k �i ♦ � ! ' # . �F c . 3, t .1�1 `4 ,i:� ' i ' �.•... 't• •.;t1 'Y'� '1 '.i;. 'I.. i.".'� � i. ' #.' �� ,• ,1• � s � r: c+r- -:r'.ea .,cc a- s* .t; e,i-a _'satt c •- -�. .at, �k. sy a_ _f r .�e.: t - s r.- - ia. - �� � .r� .�.: s , �- +e, City �f £ph��t� I[TGA ��1�s�s �'age B-5 l�ed����a �'a�to�s: iTrbar� ��ide�aal devel�rp�e� oce�rs in � dy�aa.:��ic atzd ofte� ca�1e� �ark�t- driver� eiavirr�r�e�.i #�at is �ac� f�i�y �c�er a�d c�icu�t �o �redi�t. �ac�c>rs it��t in#luea�ce �arba� d�velap�e�zt i�cl�de lc�� �nd �e�io�a� Ia€�d supp�y and demannd, ecc��4�.ic a�d ea�ployment facto�s, IC.'gI1��O�ij� �G�OTS� $i1C� SE3GI� IS5t€£'S. �d �7d'.GC:Litl� �Oi S1dC�3 �'c}C�C1iS� c<TP.C�l2 .€`�1OT1" �S1' "C�DSCClIdI��" �C�01'S 31'8 �.pp�iad tc� t�.e la�d base it� �no�e ��curaiel� es�at� de�elopat�le laa�d� i�eductia�ss are �ypica�y made fc�r c�itica� areas, ��ads, pub�ic fa�aes, a�d 1�d �.ziima%d to be �aavaslable fo� deve�c�p�e�rt s��aring the p� g perioci. �i as n�a�iy i�apossx�.a�e ia acccarate�y p�ed'act l�ow �ee de�:Iop��rrrt mark�t wiil act c�ver a 20 year peris�d. T��u�t�o� �aetors a�e i�tended % he� snsv�e �thhai azz adequ�e supp�y �f developab�� l�nd is �v�il�ble tci �chieve #�e C�s�iy's visior� ar�d �ar�d use c�b�ectiv�s. '��re a�s �wr� basic m�hads of c�lcu�iing � red�.cii�� faci��: {lj � percea�i�ge m�od, vvlaere e.�ch red�c�ir�n �s base� c�m ��rer�es�ge est�€�te t�f gr�ss �,creage subjaci t� a paziic�zlar iac�or; or (�) �s%i�na�es cr�actuai a�res ��bjecttc� �}�artic�ila� cs�s�-aint. based o� iand su.r�reys ar�d gec�g�hysical daia. Typica�ly, a �eca�raphie�l inft�rt�ati.� sysiex� {G`rl�� is �sed ia� �y acreage iia �e ��#�er m�tl�od. Fc�llo�ag are d�scrip�irta�s c�i tl�e zed�ciic�� factars to be �sed fc�r �iie �ir�t Co��ty Land C�pa�ity �iaalysis. '�he p�ope�set� �ed��tioa� f�ctars, �s t�bala�ed in '�able 2, %ial 60°1a �� fihe residentiai Iaaad. ��Vh%le �erit�i� c�ties w�Fhi�e �'a�i �a��zi� �y �ave co�c�iacted i�o�oug�c inveu�aries �c� acqui�e d�ta -tc� s�bsiiiu�e �or the peresaaiage es�i�a�ie, i� is %�%nded t��t �ae s�a c�f al� reductzam factcars tloes �ot e�ceed a �ot� caf 60%. 'T�is v�i�ae is i�a �e�ai�ag wiih r�d�actior� factors used by bcath Kitsap Cc�ua�ty �62%} and I�ac%f c �r�a�y �60°loj. �r sfi , : r �. .a - .�s t. .t�; �,'`• r ��` f- .� ' 't • �' - •x r : t �s_ 1 i ,tt : *. as t �a ��. , • y: • ♦ sy- s* e-. +r*• - ts � � � tt s •. _ ea �� �t' � i ! •�s -s �a i. �` x , t+ .f'.�! :'�� :� i .4�►,� '�.i'� �•..1 .N�1: F�. # ;�.�.: '�-i i:fi'bC:. l-�� 4♦ �#�. .:i�'� .li: i' 1C�• 11 �`��'. .�fit �. i. ��..-it i�.•.•f M f.�.: ..t..�-. r '- t. " ♦ i �. :. ! :, •. . . t�. t . i ` _. i � / -. `. � e • . . ! ... i . . '�. t ! •� � 1 ' i " ��. :C .. . ♦ IE ;i ' t "'. i ; ' t . i� 31:t . . �. . i. . , 6 � . 1.. . *. i . .. �_ �, ti. , .. �_ �. 2. IT�s�a�ab% .t,unca'.• Llnsuitab�e land is lamc� -�� �ay a�c�i be sui�able foz dev�Iopme�t d�e ic� eco�o�ic car �nar�ei forc.�s, loc�c�na� s�it�balif,y, or taxizer loe�� pfl�cy re�so�s. �er�ain �a�et far�rs �nay �raake �i unlikely �t. deve�mpers wa1% c,�r�ose �s �nves% �sd d�velap �-ive�s p�-o�er%es wet�i�c th� 2� ye�r P g pe�iaci. Ef�or�s �o e�ccra�rrage �fi�l �i�i be s�y�ie�d i£�ae p��e sec�ar refrairi f�a�� i�vesti�.� � a�tt u�gmpu�a� ar c�eterior�ied �ei,�bcsr�ood. 'i"�e a���..n� of �suiiab�� laa3€� �s very dif�c��, i��ai ira�possib�e, t€� esii�aat� s�nce ii 3s drive� largeiy b� ever �gi�g �arke� fa�ic�rs. A red�ctav� fact4r c�f S�lo wi1� be az�eri fcsr Cfra.�at �rsa�ty UG�s_ �sr � + e t r t -� st .«f • r s .�� -s s � -.� •.: .es +i' s *, r`.� � .t'♦ i--�-� c 's.i .:t♦ ��." s �. -r��w �ii t. �`.a• �-a t' �- -:�so -o � �� i.s s -, e . - .�t.. .�r , `, s 1,� r :,,rc x--t- s s.. �t: �. r +'. y • �ltt r : � � e- s ♦ a EF ► !' -ss -t , '� r � ' �'�: '� � ;� T f . .. M �. , i t > r -F �. i � .. �: s. { t .' i. '. ; :t . i� a� . i: ! � i. :t. . � 1 ��..R� ;� e � �� t '� ! . . !�. t ^ . 't i i: �. � i /: �:~ �� F � t Y� - �� f R ` t � . i� i' - !. � �. :1. . . .:.i.�}s�:�.�. /. ..f:::s' •J'. ��.a'♦ �fs# .. � !t ��i' . t r '.:�:�` tA�'.- ^ t: �.► f �' " �� i .` :.4 i� �' i . +: f i - .# • ti'. .+• ' ;R ' '. ! : . , :f: ! � i � � tt s. , � E �. r 4 � �. # �:i . ' i � ♦ ' � t. ... T . � . . . # �. �: �� � �. �� �'.� i � X �� . � '�� T C�iy a�� �pi�r��� �[7GA. A��g�sis P�g� �-6 s � � � ' ,s, �'- !.t . t; . .:-. .I ,t. `t, _• t `. .: - s! 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'! t�Hi�..i^ !+. i'-�..1 �!.« .f;t �M:t� 'i }� �..t L�..� ;{... ..filYi��"'f�`t �e r :.Y�.i ��rt G `( !i �-. .�K:. �. t�.�'�;. is . s � •� *� � i�� � s l� : t « • _ .•. �. � 1: M��- ;1 + w. ��� .�� 1 ! � - I - '�, s�a.: )�^ ^�i E i',' �#s# .� . t ...s'# � 1�.3/,�'. 5. Pubiic �cacilitles: T�is red�c�s�n �actar a��u�s fc�� fc�iure public f�ci%gties �at �ill be I�cate� wit� ��,TC`aA. �'�blic f���l�i�s i�cl�de, b�at �re nc�i ii�iceci io, pa�iss, scla�ols, i��.taaii�ns, irrigaiic� canais a�d �,vast.�a�a�rs, Az�il�ty c�r€-�c�t�rs, se�age t�ea�m��t fa�i�aes, a�d c7p�� spa�e. �Zeseas`c.� csn pub�� g�c�se ��d (e�clud'a�g �eeis� as � per�entage +��` to�al deveioged ia�d ir� Sr�r�csmis� �c�az�iy a�d c��� �T.S. �z�rs�poiiiaa�. �r�s sug��ssts t�at �is ��ie+r sl�tsuld be �t fi�ae vi�i� o� �5�/0 �Ss�ohcas�aish �c�aa�iy Cti�prehe�sive Pla��. r;# s�., f• ::;� .s.: � ' - „ . _Fe. or . -, s : . .f . c r• T-� s.' .•, s �x. _': �� s �.. e s:r tt-� t • t: �." *, i• :� a- �i4t�� i�i��: ��.�'! 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P��� ,� �.cla�e ��f�Y �'° ,��o��'� ��xts- ��� al��� �,aiY$�.s � e��g ��, o� ��� , � � l�� ..�e a�? ��ve1�P _ � �� �sl���s� ��.�a�. �e�l�at�� �e��rc�� Cziy of Epl�ata lITGA A��lys�s P�ge S-9 �ere cities desire to include i�dusi�al Iaxads �in a IT�`a1� ��t oa�side of e�isti�a� �oa�pQrate Iia�its, 9iae followi�g �ctors wil� be cs�nsidered: • Poiantial for creation of incomgaiible la�c� uses by the iagc�ustri� c�esigma�an; a �rastrcactur� �apaca�.y, ��tti exisiimg a�ad p1�ed oa- prograxn�aed, �to serve t�ae inttustriai needs; • Impacts to trausp�rtation levels oi service; aagd • �inancial i�npa� t€s #h� c�y, cou�y, a�xd any speeial c�astric�ss �ffe�ed by �aclusion of ihe �ndustrial land wiihin � �3C�A. 'i'able 3 ITGA Po �al i'a�mjeeted �verage t�nnaaai �'o ��aa�.sda`�on Gro�e �o Ra�e2 Actu�d 199�-2018 1998 I_ r :., ;y c , ate Li�uts'� �r�� �ro�h Acea4 Pro'ected y�l -A-�taaai �o��_ 2404 �038 1 1�9$ 20�4 2�1� �Irbrar� �rmvth �reas, Ca�zlee Ciiy 1.0% G30 669 769 * � Co�Iev I3aan �.0°/v 3 3 3 3 3 Eleettic �ity 1.0% 97� 1,035 1,19Q �` " il Ephrata 2.0% 6,�65 6,830 9,fli 6,Q65 6,83� �rge 2.�% �465 524 691 * * Grasad Coulee 1.5% 1,215 I,32� 1,63 � '� �Iagktine i.(D°/4 145 196 226 i85 196 Kru� 1.0% 5 Z 54 6 5 i 54 Nlaitavva 5.0% 1,82� 2,439 4,82 * * Moses Lake 3.0% 13,7I0 16,37{9 24,76 '� * Quancy 2.0% 4,09(� 4,606 6,d}7 * �` Royal City 3.0% 1,5�0 1,887 2,�5 � * Soa� Lake fl.5% �,374 1,543 2,036 �` �` W�rd.era Z.5% 2,280 2,644 3,736 * * �il�o� C�eek 1.�% 221 235 27 22i 235 T'mtr�l �T(;Eis 2.6% 34,660 40,363 58,�52 Uninco . Cau 1.5% 34,740 36,036 46,239 �'otc� Couaa 2.1% 69,400 76,399 104,391 69,400 76,399 i Cif�iciai Growth Manageuaeast a�opulation Projediaus, Hi� 5eries: 1990-2020, Washington State Offace of Finaneial Manage�sa�t, Forecasti�g Division, December 29, 1995. 2�'tojected average axmuai growth szte ofpmpulation w'a.Fhin c�urent Iimits of incarporaied cities and towns. 3 Projec�ed �cspulation wathiel cRurestt damiis of ineorpora2ed eities and towus. � Projected population wlhin respedive ur�an growth areas, includ'mg PoP�a`iion within coyporate limfts. � 3 * 9,Q12 � � 226 62 � � � � � � 27(1 ����.�a���s��;�.-.:.--- .����t�. .-�-�- ��� we�e $t.�.c'h�'��� � d us� �ve��° Q ��eh�ns�v� �d � � ����' ���� ��� �Oi�� p��s���� .�Q t�i� ����`� � ������ ° p�a� ��g��' � � t � 3un� �, �9��• e���ail� �P�e��n�iv� � p�.an �� ��3i � o£ resid ��� �.cs�� ��� dens�t5' h���, C`'° �eh��siv r��is��� cam �e �P .. e Cc��P 1c�g� �r�th ��.�lY �' �� a�aa��? ��, � �om � � 5 � a �xo� � � ��e� aG��� � 1 �} 4�8 ia�-� � c�a��� Ia��a�Y �, �l��at� h�s ����itio��� S a:� ��� �vi p �,� �.h� �.i o e'h���i�ae �Pia� ��°�g a�,�es her 19� � Yie�d�g ��.o �� a �5 c�es `�� �a � Y��� �� w�lv�ex�d �- ��piem ���ted ��nd °� �� -�ap re�i�. des�g } e�cia��Y �� �esid.e���a� �a�� °Ja.s �.�P����ns�ve �a�� �� a�e�. � �ti�i.�� 1��' �Gre� � � at�. � c�f ����i ���� ��� , � �° �,�,ed 1an .�9c�� . �; �o�-Pr����s�`�e cuia�is�n� ��� �d��.�a�ly d�� � �c��z���'n �� �$ ��ti�y � ���ex�ial �a��� �,� � t�t�.� �i �e va � of ��� a���� a tc��� �'� 2��02 ��� d����na�� i��e ��� �eSult � � �, to�. . � g�a:� �s�icates e a�e��'t�.c�� �� �� ���s�Ve S' ,����-�s�v ���e�e�, � �axg �a �c��� ,T1�e �°�� �.. �e�m ��e �p � ,693 �� va �a�.io�� ��'d� �s��'� ��' �all��s: {�iaa���� Q �.dus�� ���- �� ��l�si� a��� . �,�it.s 3,592 � ��� ��e�s used � �� G�� �� �a (�� � x�s an �Ot � .�S,e �an� � �.,4�ox'� ��a A��� ���� `ii yy,; t_ ,-srt. v* �"t. •. +x � � ' _ _ . �- a io-� 1 +� ° � : *' ��d�S�� � � � 6fZ198) S� ..�-' - • =est �a��7 �s�g�,R�� s. ��� Fa��- ,�AL --' �, Clsg6- Se et� C� �i� 1�g � �� ��asive �siveI�d� acr��`e�Rf2,I9g. Ci�Yflf��o ��'`J'aGo�t�°eY�anP�$gQ�ctesa�ex��ini9`��. i gous�� C�3 �a�Pr� YeYianP a�e�� ffi1997. 2�caaiated fr��'r�n�`p�;�` C�geh� e 4ian Plu� 89a ��e� �. 6t219$) s 536a�e" � �$om�p��a��o�'��� �ek��F� a� e1'l�i�11�19'���e 5;61 a� �� fro �� GouiP��i��nsi�T� I,a� es b ��'a�sia'�c� ffi� �, of�.P�at� 7 �alc��'�� ������ty �►�s� �,�� £C9ilo�����' �QY1��ha- -�,�si���°-t���-°��� ��.��,�e iv a�'x�-�e I.,aa-sd,_..--�.� � i.s �.a.ba���` � �� �oli� �� d�a� A.i�acl�e�t � Pa�� 1-2 �an� �ea9aand =�'ro�ected PQpr.ad�tian Growth �(Nzcrnber of Perso�es per Hauseholcl xFloa€serag 1)ensaty�} L�nd I�em�nd �°aciars: N�rxibe� �f Ferso�s pe� �€�useh�ld = 2_47 persansl��r �See 'iab�e � } Average Housi�ag �?e�ssity = 4 �Jac �>�s • s 1 � '�� • ''ii rt t 1' .t - ": :a�r • � �s ,t - ` r - -. 's, • r, . � •,: 'Ii��re�ore, :%�d I3e�a�d = 2,947 �(2.47 x 4) = 298 aeres ; , . rt�. i, �d s�P�r3Y is s�r.��zed � ihe fo�mw�ag t�ble: �ea�r��io� �.�ad e�.rea F�ct�r �'�/o} �Aeres} Tc�ta1 �oss V�c�t L�d �rre� 1, I08 IJ�zdevelcapabls Laa�d: Unavai�ble I.a�ad 15 166 Unsui�ble �aud 5 55 RoadslR.i3� 15 ib� Critical Areas 13 1.�4 P�biic Fa�il�ies i2 133 '�c�i tJ�adeve�aapab�e Laaid b&4 �— �,�td Av�i�a.ble For'l�e�rela�p�a�zi 444 �u�p��//I)�r�and A�alysis �.a�d ��t�a�rly sh�au�d be equal io La�d �e�ad �n.ultiplied b�r a 1l�1a�k�i S�f�y* ��ctc�r of 15 �Q. 'Iherefare: Requi��d Ira�d Suppty = 298 acres x�.IS =�43 a�rss L�€d S�� l�.y wi�ain Incorpora�eti �.i�t�ts = 444 acres Addit�orial L�d Req�ired an U�"sA = 0 acrss ���-. s , s �' �' �. • c . �; - - f - y �' �. .. . t r .� - t� �" e � s :: s . �. �. r � r u e a� .: - r - �• • ' c� '�. - � • s t� : . ir'. s.:t a a * � �� `c s :� • E . �.a� .. �.t. i. . . .:i. � i �. ", ' / .: �tt �:C. � . -� ' �14 �� i' �. � ► � '1 ^ ` .!- f . . ��� i t 1� �: � F ' Y. . , _ � . . • 1 . � � � .. . � ^ �! �:t .. ^ i�� 4 �� i� i . } . ! ' .1, : , . � • f ' �f ' .: 1 • �� *T I i � .I • • 4 .. .f �. 1 s �. . f- � 1� ' ttf �t � a>. t,a •. _i s e_ rt . �.�t t• ; s� r. ' i�y -� ' - :1:� .�r a�s. •-�, .ta t ' �- t- - �'� s'►a . i o-c -• s , •nx�ay. ' _t. � :. !. �t�� ' t •1 i t ��. I�. i - . . t, �� ' 1! . �: . - . :�: ' :1 � r a .. i �� L i. *. f t� f 1 �: - ! ." +r ;_ ' . i t. ��.. " !t .. : .� Y .. i. ' �. �. 1 . ' ,i : � . M� • .. •: . � '� I� �! ��- �� i. k . 'i� � ' / ' I. .. l . <. � 1. .�. � t, ♦ . .�.# f �,��'1.' , ;.:t J f��'�.�.4' �1�.� .. t i-��' .f-J��..�: !!� 1,Q..; ;►; :y. A fourtd� area (�4}, if added to i�e �g�hr�ta CTC��, � serve as � ta�sit�o� betwsen m.c�re ct�a�sse ��si�entiai aa�eas aa�d a ���posed �pe�a s�ace �rea�. A�a�����nt � �'a�e 1-3 'I�Z�se are�s a�� �esc�a�ed bel€r� a�ad sh�wr€ c�� the �p��ta TJrb� 4s A�ea. naap �ne�uded ia� �bii 1�. �e� Rl. a i'�is 9.7-acx� ar� is des�gc��ted LTrba� i�sidesa�a�-�igh �?e�si� h�1�i-�'aa�zi�y {8 k�1ac}- �re� It2; 'I`his 9.0-ac�e ar� is desigsz�ted �J�b� �tssis��aial-�a� �ea�si�y Iv���1ti-�amtz�y {8 h�aTa��. Aa�� �. `� � 19-�cre ar� is d�s�graa�d ITa�ba� 3Zeszden�.a1-��i� �e�s� 1�iltalti-�am�� {5 h�fa�j. .Aa°ea it4: "This � 1.�-�cr� area is desig�ated Urbaa� �esadezaiial-I�va De�sity �� bka/�c}. Ar�as IZ�, �2, R3, An� R�4 �� be i���uded 'zn tl�e �sl�r�t� iTiz�. �d�atia�� �opuia�io� �ap�citv °l�e p€��aa�i�icsn c�aciiy �rovid�c� by �his �ddi�i�al �ee�id�s�t�� 3a�d {��as i�1, RZ, �tt3 �d R.�} is 224 p�c�pte, as �a��,ala%ci �n i%e fc��o�g �tab%. Ai i�is %e t�e r��aber of pe�so�as, �' a�y, currenily resic�ir�.g �z -���e areas is �c� l�ow�a. iT�ata� such tzme i�ta� ee�s�,s b�cack c�ata is re�rie�v�d, ii is assumed td�ai il�e er�e �rea is �ac�t, a�d t�tat no pog�ul��zon wi�l be a�t��aied iv �e �phr�#a UCTA. Laacd CTs� �ac�€ ��e���vn l�i�i ?D��sity ���%ai A�ea��ge ����aa�n �a�eg�eag d �`ac�or �$/�) l3evelmp��Zic �JAc� �s �'P�[ A�es I,�d A�es �Iig�t I3�si�y �8.7 60 7.5 $ G4f 2.4� i4$ Med.i� �erasity �.I.9 64} 4.8 S 24 2.4i 59 Lc+�a �a}si �'i.8 �� 'T. i I 7 2.�'7 1'7 'I'aaf� 4�.4 �.4.� 31 224 Shou�c� assess�serrt of � parcel �ppi�a�, IT.�. �sa�s b1a�c� data, ar�c� t�e Gca�aaea�.y Assessc��'s �2�a1 �resp�rt� da�b�s� shs�w an e�isifrcg i 398 papa�iatio� base, s�acl pcsp�Iatiax� wi11 be ass�ed �o gr�w at i�se sa�e a�re�age �ua1 grct�h �e (2°l�� ��o��ci�c`i fcsr ��t pop�Iaiics� re�c�g waii�i�x �� Caty �f ��.raia. aC� �a�ca� ��� N�eds '�ae �phrat� Go�prehen�sive ��ar� st�s th�t tl�zere are 168 �cres �f �o�ez�ca� �a�d �it�iaa the e�is�i�ag �rp�r� l�s, ofw�cl� 2? pe�ce�t, or �5 a.��'es, are �acaa�t. Bases� Q� i�ie �ss c�f 12� �cres rs� cxperaiir�g cQ�€erc�al l�a� �ad � c�e�r� p�ula�o� a�6�tDb5 pempie, a rai�o u�20.3 acres pea� 1,U00 af pmp�alatac�n is obiaa�sed. �s ratia� sig�c�ily e�ce�ds i�e g�zide�e ra�ia �f 12.4 a�res at �o�vrcia�ly deve�s�� �a�d p�r 1,Ot3fi po�c�afao�a �Da�id �n H�rn; �Irban �rznd, �ebr�ary 1989}. ��rapola�ag �he e�s�zug opee�i�ng c�s�aaercial �ti a�r�age of 1i� a��es �Sy#2�e r�io ofpro,�ecteti P�P�i�i� tca c�u�ni popaztatzc�� (90�2/6Q65) �i.elds � ts� v� 1$3 ac�es a���t��ciai lax�� reqa�%�ecl � ar�e��e �eeris for ccp�eacci�Il ��d csvea� tl�e �i3-y�� pla.��,g pe�od. Theref�re, a�a a€ld.ifiso�.a� a�e� of i5 �c�es �i $3 acres less e�s�� I68 ac�es� af cca�e��a�l 3a�d coa�ld be ��szc�ered rec�uia��i ove� �e 2�}- year pl�i�g periocL Tc�12418 Cc�erc�a� �d �reed� =�12� ac�-es) x�9,012 p�plef6,Q65 �aec�ple� = 183 acre� l�dciitie�n�i �a�aaea�cia� �nd l�eeded ="�`cs�� 20� 8 Cca�me�cia� �d -1�98 C�a�nerci�l I.�d _ � $3 a��s - 168 acres = 15 acres ����h�ea�t �. '�e Ephrata Coz�re�enszve Pia� �,�xtd iise �%p in�Iudes �i�v�s �rQas in #�se UGA �d fl�tsad� e�isii�€� corpora#�; �icniia tt�a� �re d�sig�aatsd as �sz�aercial. i-� . ., . .� ...•..F 1'� � .� „ ..: '. , '� tlf:'# ..`'��. w . s..� 1�1 R.:.-:r . , •.._ .:C' •���: i •f';!'. ...�� i �:t ` : 't •. 4 t �K •- ' � .: # i; ^ f' - �t .,: � �.� i ��.. �,. i ! f t .+ � . '! ' . �. � �s ' t , .. �,:. i� i�-. . 3 •. � . 4 i� . . ' t : :-1 �fil�� �. .'Y:C♦ R-Y.�I�. '.:1��� �t�' -R •"�� i �,i_i ��. . Ik" �rea ��: This ��b-acre aa�re� as �ocaied a�a�aeeli�ely south €�f S�. 282 �� ca�ra�e�il� v�ca�rt � sc��ae eo�an�rc�l/ia�dus%� aciiviiy. A cr��crete gian� �sd "' g ope�aat:`�c�a� operat� i�a the �ea. A a���- speed�a� a��o e�sts i�a �1ze �re�, ba� �as �zot opex�%d far sa�r�e tirr�e. 'The propc�sed ia�sd use desig�tissr� is co�p�ibl� wit�a ��zs�'sng laa�d ��s, az�d co�c� accoa�acsc�e a desired r�sajcar r�ai� cer�r. I?�pe�di�,g �po� �se iy�e mf co�n�aa�rcia� ae%vi�y that ma� de�e�c�p �t �e siie, t�e ��rnd �se �ay or �ay �o� be �o�pa�b�e ' ibe rcr�l a�esid�zai Iand use tc� ihe we� of the aa��a. �a�.e� aaad s�it.ary s�w�x �rtil���s are �vaaiable �ear�sy iss s�rve t%e ar�. �a�er is �ur�rer��y s�agpl�ed tc� tlae cc��xet� p�t. This area w�i �oi be �c�uc�ed in the �pF�ra� �.T��. �cla�sio� o�Iy c�f Area �� �iu t�a� IT�� z�esul�s i�a � cc�rr�uzereia� Ia�ad de�ea� of 12 ac�es �der fi�ie aualysys �sre�e�t�d �baave. �Ic��e�er, tlae t �carr�nercaal �� area c�f 200 �cr�s prc�vided is qui�e l�g� i� relaiac+n to i�ae p�puiatia�n serv�d. ` .e . �,� * ,. t:r t- • .�_ �. s a � . - •- 1f� isr . .` :r1 e- .� e. `r #': s�tt .�s r•.,� �9,Q12 p�pl�l�,000 p�pl�� x I2.4 aeres = I l2 acres. '�`Ise 204 �cr�s provtded sign�ficant�� e�.ceeds �s guideli�� �stimat,� csf 112 a�res. �u add�ao�., ap�rc��iar��tely Ifl4 ac�es aa�e zcs�a� Aa�po� ���rci�i �ai� �a� Pc�rt �� �ph�ata ��-s�er�y, caf wbich b5 aeres are vacani. � is feaszb�e i�i �eme c�fi�e required �r��amer�ial prope�ty cou1� be accom�aotiated c,�z JPort ss�` � prcYperty a�d �c�u�e� �li�ate ihe de��. � �•: ' a t- x s s a- .r� var r. � s� s_ s. e�- :+- 'e. •s • s- -t -a • r= t' 1 s .t�.[ts �� :sa: !- - s�se- s: • �.ir' e €^ t -1C..'f t' � �:f�� If:t' 11;..i ' � fi�` � � i: f 'Xi' .tl,� 1.��l... � t:.' :.t� .f� . �l.t • x . �:E' ♦'�.�.i r.i�. `� �! il�.. .i! �'4f:t �.Y '-t �♦ .l�i�� .1�.#'. ..4!'"i i '�� t♦ 1l�..:' �: '� h�refe�re, A�ea C2 wi� �.c�i be it��ludsd i� i�e �J�A. I��iu�tri�� �.a�� leT��s :,_ _ • . �. .�� r�� :�� . ,. . � �, s,�.. ,. . �. �: s. - � � i t.. : tx a . c,r t w,~- s r y- `t s rt i ` s♦ k ;�.'. ir t� .}' ��•��.� ii�1� � . .{! .�.'. � . .:�i'., �.. �� � .}.:�.�... .'. ��r .��. '. 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' � s���'�t � �c���' ��� �d � � � � � ��.�� ��� � �� '� �� �g � das� en�. � �h� '�� G'�1 w�s po� � � �� �'�� �,���� � a���c e�°�� e ��' °" e�'� o� �� .���y1.'�.'�a��� c�� ��� d��se ��. �a'����.acx a ����t �?� �� axe� " � ��pa� a� �� m� 6ti� ��e���w� � �ee2��`1 ����, a�� effi��s ��e� , ��iu�� �e�� �1� � � b'���' �� � �� C� � is �°g ��� �� ��e P'��°�� � • �rs �� c�it,i�� ��5 � �� �� w� ° .��e �� ��s�. °� � �� °� �is��" ��-� �� �� s��s����Y a� ��� �� ��ye%F � a� G ��' �� �paG� � �y�'�� ��,�ons . �,�, '�� �c,r,E� � �4i�°�s £ er Po��� ���'9 ���� �� i�e�' �-°��,� i�5� e�ag � �$ sP�� ��,d a� �� S�i°�. ��� ��' �d�� �2� �� ��es ���.�� �ab9 �'e � � a5 0� _ $���s��,�e �es�-� ����es ��es �e�.�-°n' �anc�s � �esg�` � a��' ss �eg� R� ��€ages fo� �e� ��s� q� l� ��g�x� � �.�e�ss �� �� a� �� ������ of ����� � ����,y. �,���� �-�.c� ���� a������s � �a'� ��" � �s�'�' �� �.e� ��� 3�'tOP�-��'e,�.� y��`�'�����sse��.da�� d��el4P �st a� �d be �'�� ��o�.� a�aet� P / . �-. ,� - , � ; '�. ��� •� -�` � <i' \ .:�����I.�s,���! ` �.. 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