Comprehensive Plan. Executive Summary

Transcription

1 City f Lake Stevens Cmprehensive Plan 2035 LAKE STEVENS VISION As the city cntemplates the next 20 years, it must embrace its psitin as a unified grwing city. Lake Stevens will be a vibrant sustainable cmmunity that prvides a psitive develpment atmsphere and maintains a strng cmmunity image with excellent schls and neighbrhds. Sustainability will be manifested thrugh envirnmental prtectin, cnscientius cmmunity develpment and sund ecnmic plicy. The city will cntinue emphasizing the rle f lcal grwth centers and subarea planning as the primary lcatins fr new develpment specifically as essential pckets fr ecnmic develpment and fcal pints fr new neighbrhd and cmmercial areas. The city will ensure that the city s infrastructure and public services will meet the demands f the cmmunity as it grws in an ecnmically feasible manner. Develpment will be sensitive t the lake, envirnment and existing neighbrhds. The cmmunity will becme a balanced cmmunity with sufficient and affrdable husing, family-wage jbs and a variety f shpping and service ptins t meet the needs f Lake Stevens residents. PLANNING CONTEXT Effective land use planning has becme a cmmn feature in statewide, reginal and lcal gvernance since 1991 when the Washingtn State Legislature enacted the Grwth Management Act (GMA) as Chapter 36.70A f the Revised Cde f Washingtn (RCW). The primary purpse f the GMA is t encurage apprpriate levels f grwth in urban and rural areas cnsistently acrss the state. The GMA identifies several mandatry planning elements that jurisdictins must incrprate int their individual cmprehensive plans:

2 1. Land Use 2. Husing 3. Capital Facilities 4. Utilities 5. Rural Element (cunties) 6. Transprtatin 7. Ecnmic Develpment 8. Park and Recreatin The GMA als directs lcal jurisdictins t cnsider specific planning gals t facilitate ppulatin and emplyment grwth when develping land use plicy and regulatins, including cntrl f urban grwth and sprawl, encuraging efficient transprtatin systems, prmting ecnmic develpment, prviding fr predictable and timely permit review, maintaining the natural envirnment and natural resurces industries, encuraging public participatin, ensuring adequate public facilities, preserving cultural and histric lands and implementing the Shreline Management Act. The Puget Sund Reginal Cuncil (PSRC) cmprised f agencies frm the fur-cunty central Puget Sund develped a reginal apprach, articulated in VISION 2040, t implement GMA requirements. VISION 2040 augments GMA gals related t envirnmental prtectin, fcused develpment patterns, husing affrdability, sustainable reginal ecnmy, integrated transprtatin systems and adequate public services. VISION 2040 emphasizes reginal grwth centers as areas t cncentrate future emplyment and ppulatin grwth, linking reginal and lcal centers with efficient multimdal transprtatin system, prmting sustainability in decisin-making and allcating ppulatin and emplyment grwth within reginal gegraphies based n cmmunity size. The GMA requires cunties t adpt cuntywide planning plicies in cperatin with affected cities (RCW36.70A.210). Cuntywide planning plicies prvide a lcal planning framewrk t ensure cnsistency amng cities and a reginal visin. Snhmish Cunty facilitates cllabrative cuntywide planning thrugh Snhmish Cunty Tmrrw (SCT), which is cmprised f staff, lcal citizens and elected fficials frm every jurisdictin. The cities, twns, tribes and cunty have wrked tgether thrugh SCT since 1989 t address lcal planning issues. SCT prvides a frum in which jurisdictins can address reginal grwth management issues such as transprtatin, utilities, husing, ppulatin and emplyment. PLANNING IN LAKE STEVENS The city f Lake Stevens adpted its initial GMA Cmprehensive Plan t address grwth in the city and its Urban Grwth Areas (UGA) in The first majr update t the Lake Stevens Cmprehensive Plan ccurred in 2006, which highlighted the city s changing status frm small cmmunity t a grwing city. The 2006 plan identified specific grwth centers as the fcus fr the plan and recmmended develping subarea plans fr each grwth center including Dwntwn Lake Stevens, 20 th Street SE Crridr (AKA Suth Lake), Lake Stevens Center (AKA Frntier Village) and the Hartfrd Rad Industrial Area. By the end f 2012 the city had adpted tw subareas and was wrking n a framewrk fr a third. Als as part f the 2006 Cmprehensive Plan, the city develped an annexatin plan that calls fr eventually annexing the remainder f the unincrprated area within its unincrprated UGA Cmprehensive Plan ES-2 P age

3 Cmprehensive Plan ES-3 P a g e

4 As f December 31, 2009, all f the UGA west and suthwest f the lake has been annexed. Only the areas sutheast f the lake, small areas east f dwntwn and ne parcel west f Lundeen Parkway remain unincrprated. Jurisdictins are required t update their cmprehensive plans and develpment regulatins peridically t remain cmpliant with GMA requirements. Thrugh its annual dcket cycle, Lake Stevens cntinues t refine its plan. Fr example, the city incrprated ecnmic develpment data and strategies int gals and plicies. The city adpted tw subarea plans that cnsidered land uses and husing in large prtins f the city. The city cntinues t update its transprtatin element regularly, which cntributed t the cmpletin f a new cncurrency-based impact fee system. The city adpted a revised Park, Recreatin and Open Space Element with a new mdel fr determining levels f service. Other minr changes ccur as well typically in the frm f citizen-initiated land use map changes. The GMA mandates jurisdictins cmplete thrugh updates t cmprehensive plans accrding t a predetermined schedule. Snhmish Cunty cities, including Lake Stevens, must cmplete their majr updates in As the city began its cmprehensive plan update prcess fr 2015 staff identified several tasks that wuld need t take place t ensure cmpliance with GMA, PSRC and cuntywide plicies. T date, staff has prepared a self-audit f its cmprehensive plan and develpment regulatins t identify any state, reginal r cuntywide incnsistencies. The city has engaged the cmmunity in a public participatin prgram that has included public pen huses, surveys, scial media, utreach t service grups, and meetings with the Planning Cmmissin and City Cuncil. The plan addresses many technical issues: 1. What has changed since the last time we adpted ur cmprehensive plan (e.g., bundaries, ppulatin and infrastructure)? 2. Hw has demand fr varius land uses changed? 3. What has been implemented? 4. Are we using all f ur planning tls (e.g., subarea planning, innvative cdes, cntinuus public participatin, etc.) 5. Des the cmprehensive plan accurately reflect the city s cmmunity visin? Aside frm meeting technical and prcedural requirements the update has allwed city staff t pse fundamental questins t the cmmunity abut their visin fr Lake Stevens ver the next 5, 10 and 20 years. Will yu be in Lake Stevens in 2035? Where will yu live? Where will yu wrk? Hw will yu get there? What will yu d fr recreatin? Where will yu shp? Cmprehensive Plan ES-4 P age

5 Cmprehensive Plan ES-5 P age

6 At the first pen huse, city staff and bard members had breakut sessins with the public t discuss the mandatry cmprehensive plan elements. Based n the public cmments received, fresh visin statements emerged fr each plan element. The next imprtant avenue t receive public utreach was an pinin survey. The survey was psted electrnically n the city s website and administered at city events. Thrugh this survey, cmmunity members were asked a series f questins t determine public cncerns and preferences fr grwth ver the next 20 years. Cttage husing and twnhuses were identified as the mst ppular nn-single-family husing ptins; The preferred lcatin fr residential grwth was suthwest Lake Stevens fllwed by Nrtheast Lake Stevens and the Sper Hill area; Retail, High-tech industry and prfessinal ffices were identified as the mst imprtant emplyment sectrs fr Lake Stevens; The preferred lcatin fr emplyment grwth was the 20th Street SE Crridr, fllwed by Lake Stevens Center and the Hartfrd Industrial Area; A sense f cmmunity and residential pprtunities were identified as the mst psitive changes ver the last 10 years, increased traffic was identified as the greatest challenge; Participants identified schls and neighbrhds as the city s greatest strength; 30% f participants are attracted t ther cities fr shpping and dining; 25% f participants felt ecnmic develpment (increased shpping and jbs) shuld be a pririty, fllwed by public services ver the next 20 years; Over 38% f participants identified adding mre sidewalks and pedestrian paths as the mst imprtant transprtatin imprvement fllwed by increased vehicle capacity; and 37% f participants indicated parks and pen spaces are the mst imprtant public facilities fllwed clsely by rads and sidewalks. These respnses prvided a valuable framewrk fr re-evaluating individual plan elements and updating gals and plicies t reflect cmmunity preferences. The 2035 Lake Stevens Cmprehensive Plan update addresses the applicable GMA elements as specific chapters and cnsiders ptinal elements related t cnservatin, slar energy, recreatin and subarea plans in individual chapters. The plan incrprates and respnds t cmmunity preferences and cncerns. It als cnsiders the rle f reginal planning under VISION 2040 and cuntywide planning in the develpment f specific gals and plicies. The fllwing sectins will identify the visin and primary revisins fr each element Cmprehensive Plan ES-6 P age

7 INTRODUCTION A Visin fr Planning the city will integrate the Grwth Management Act (GMA), defined in Chapter 36.70A f the Revised Cde f Washingtn (RCW), as an essential planning framewrk fr the Lake Stevens Cmprehensive Plan. The GMA principles will help direct cmmunity, reginal, and statewide effrts t enhance the quality f life, envirnmental prtectin and ecnmic vitality fr the city, its residents and its interests in and arund the Lake Stevens Urban Grwth Area and Rural Transitin Area as a unique lakeside cmmunity. The Intrductin describes the planning cntext fr the Grwth Management Act, PSRC VISION 2040 and Snhmish Cunty as these relate t crdinated lcal planning; it prvides a basic descriptin f the planning area including the UGA and Rural Transitin Area (RUTA); and describe the city s visin statement and individual element visins. This chapter als describes the public prcess and envirnmental review fr this update and cntains revised gals and plicies fr administering the annual Cmprehensive Plan prcess. Land Use Element A Visin fr Land Use As Lake Stevens cntinues t grw in ppulatin and area, the city will strive t create balanced pprtunities fr residential grwth, varied husing types, emplyment, cmmercial endeavrs and public services fr all peple t live, wrk, learn and play thrughut the cmmunity. The city's Land Use Element cnsiders anticipated land use frecasts and grwth targets fr the next 20 years. The largest single change t the Land Use Element is accunting fr areas annexed int the city since Thrugh a series f annexatins the city ppulatin grew frm 6,361 t 26,670 in The current city bundaries encmpass an area f apprximately 5,760 acres (8.9 square miles). Small pckets f unincrprated areas cmprise the remainder f the Lake Stevens Urban Grwth Area (UGA) with an area f 2,192 acres (3.4 square miles) including the lake Cmprehensive Plan ES-7 P age

8 Majr changes t the Land Use Element include an enhanced discussin f state, reginal and cuntywide planning plicies and updated statistical data and analysis, alng with revised gals and plicies. This sectin includes significant updates t the building lands data between 2007 and The 2012 Buildable Lands Reprt (BLR) and the Snhmish Cunty Grwth Mnitring Reprt set the tne fr evaluating the Land Use Element. Significant land use trends are highlighted belw. The Snhmish Cunty Grwth Mnitring Reprt indicates the Lake Stevens ppulatin grew by ver 341% between 2000 and Since 2010, the city ppulatin has grwn annually by apprximately 4%. The 2014 city ppulatin is 29,170. The Grwth Mnitring Reprt establishes a 2035 ppulatin target f 46,380 fr the UGA. The city s prtin wuld be 39,340 r an increase f 11,130 peple by There will be an estimated 509 persn surplus. The Grwth Mnitring Reprt establishes a 2035 jbs target f 7,821 fr the UGA Cmprehensive Plan ES-8 P age

9 The city s prtin wuld be 7,412 r an increase f 3,818 jbs by Thrugh a review f recent permit data, remaining buildable land supply has been identified fr emplyment and ppulatin grwth based n grwth frm mid-2012 t present. Remaining buildable acreage is estimated t be 161 acres fr cmmercial develpment (218 fr the entire UGA) and 716 acres fr residential develpment (1,212 fr the entire UGA). Based n the previus buildable acres the city husing capacity is 3,784 new units (5,465 fr the entire UGA) and emplyment capacity is 1,954 new jbs (2,410 fr the entire UGA). At the present rate f develpment the city remains n track t meet grwth targets. The Land Use Element prvides updates t the city s grwth center strategy with discussins f prgress and next steps. The city s ultimate gal fr each center, based n the ecnmic and demgraphic assessments, is t develp a unique subarea plan with distinguishing characteristics that serve slightly different markets, thus ensuring ecnmic diversity and vitality. As nted the city adpted subarea plans fr the Lake Stevens Center and 20 th Street SE Crridr in The city has develped a framewrk plan fr Dwntwn Lake Stevens, which will transfrm int a subarea plan. In additin, this chapter cntinues t emphasize the city s interest in crdinated planning f transitinal areas including unincrprated prtins f the UGA and RUTA where future annexatins and develpment will ccur ver the next 20 years. The city will annex the remaining unincrprated UGA thrughut the 2035 planning hrizn. Additinally, the city f Lake Stevens remains interested in develpment utside its brders given the impact that is felt n the entire Lake Stevens cmmunity, in preparatin fr future UGA expansins fllwing build ut. Husing Element A Visin fr Husing The city will prvide a regulatry framewrk that supprts the creatin f high-quality husing (e.g., single-family huses, twnhmes and apartments) with a range f densities, which implement cmmunity design preferences and are affrdable t all cmmunity members acrss the city. The Husing Element includes updated statistical and demgraphic infrmatin based n the 2013 Husing Characteristics and Needs in Snhmish Cunty Reprt, prepared by the Planning Advisry Cmmittee f Snhmish Cunty Tmrrw and the Affrdable Husing Prfile fr the city f Lake Stevens, prepared by the Alliance fr Husing Affrdability. This infrmatin is used t describe current ppulatin and husing trends in the city. Specific attentin is given t discussin f husing distributin, husehld makeup and affrdability. City infrmatin is cmpared t trends in Snhmish Cunty and the ther larger cities in the cunty. Significant ppulatin and husing trends are highlighted belw. Since 2000, larger cities manifest the greatest ppulatin grwth in Snhmish Cunty, with Lake Stevens experiencing ne the highest ppulatin increases since the last census Cmprehensive Plan ES-9 P age

10 The current city ppulatin f 29,170 represents an increase f 350% ver the 2000 ppulatin, which was 6,361. Lake Stevens has the yungest median age at 32.1, while the median age in Snhmish Cunty is Abut 7% (1,951 peple) f the Lake Stevens ppulatin is ver 65 which is prjected t increase ver the next decade. There are currently 9,550 husehlds in the city apprximately 74% f thse are family husehlds. The cmbined, average husehld size in Lake Stevens is 2.87 persns, while the average cunty husehld size is 2.65 persns. The Grwth Mnitring Reprt establishes a 2035 new husing unit target f 4,413 fr Lake Stevens. In 2012, there were an estimated 10,414 dwelling units in Lake Stevens and 237,899 dwelling units in Snhmish Cunty. Lake Stevens ranked furth (80%) fr the highest rati f single-family dwellings in the cunty. The average huse size fr new cnstructin between May 2013 and May 2015 was just under 2,400 square feet. The 2011 area median incme (AMI) in Lake Stevens is $73,000, which is slightly higher than the AMI fr ther larger cities at $72,000 and Snhmish Cunty, which is nearly $68,000. Apprximately 47% f the ccupied husing units in the Lake Stevens and Snhmish Cunty are cst-burdened. The 2011 unemplyment rate in the city was 5.5% cmpared t 5.7% fr the cunty. The 2013 median hme price in Lake Stevens is $246,900. Owner ccupancy increased frm 75% in 2000 t 78.2% in The average mnthly rent in 2000 was $716 while in 2010 the average mnthly rent increased t $1,254 Rental unit vacancy increased frm 5.4% in 2001 t 9.1% in In 2011 the special needs ppulatin within the cunty was ver 110, ,600 residing in the unincrprated areas 32,000 in larger cities 3,009 in Lake Stevens Cmprehensive Plan ES-10 P age

11 In Lake Stevens, apprximately 3% f husehlds received sme srt f assistance; while in Snhmish Cunty 3.8% f husehlds received assistance. 97,000 additinal husing units wuld need t be cnstructed in the cunty by 2035 Larger and small cities have abut 60% f the available residential capacity fr single-family and 40% fr multifamily. Lake Stevens needs t accmmdate an additinal 4,469 husing units. The prjected city share f affrdable units wuld be 984 affrdable husing units fr husehlds making less than 50% f AMI. Other changes t this sectin include an updated discussin f state, reginal and cuntywide planning plicies and updated strategies t prmte husing affrdability, alng with updated gals and plicies. Envirnment and Natural Resurces A Visin fr the Envirnment and Natural Resurces the city f Lake Stevens will prvide effective and nging investment t ensure water quality and cntinued envirnmental stewardship fr current and future generatins by prtecting fish and wildlife habitat, critical areas and pen space crridrs; cnserving land, air, water and energy resurces; and integrating the shreline management f Lake Stevens int land use decisins Cmprehensive Plan ES-11 P age

12 The city is cmmitted t prviding nging envirnmental stewardship f ur shared shrelines, pen spaces, critical areas, and wildlife habitats. Updates t the Envirnment and Natural Resurces chapter f the Cmprehensive Plan include the integratin f the state, reginal, cunty and lcal planning cntexts, prviding a descriptin f lcal gelgy, sil prfiles, drainage, and surface and grund water resurces, a discussin f the city s crdinatin with ther state and reginal agencies t imprve air quality and mitigate the effects f climate change by encuraging sustainable develpment, and a cnslidatin and rerganizatin f the Gals and Plicies sectin t eliminate redundancy, cntradictry plicies and reflect updated cde requirements. Parks Element A Visin fr Parks and Recreatin the city f Lake Stevens will create diverse recreatinal pprtunities fr all ages t enjy parks, trails and activities, and lcal events thrughut the cmmunity and with expanded access t Lake Stevens. The Parks Element includes an inventry f parks, recreatin and pens spaces, describes the unique park classificatins, establishes levels f service fr each park type, and prvides a needs assessment and capital facilities plan. Only minr changes are prpsed t the Parks Element including an updated visin statement and updated references in the capital prjects list t include a discussin f the Cavelar Park Master Plan, Frntier Heights Park and Trail Cnnectins, as a majr update was cmpleted in Ecnmic Develpment A Visin fr Ecnmic Develpment Lake Stevens will embrace a sustainable lcal ecnmy by supprting a varied jb sectr fr residents, prmting excellent shpping and service ptins, prviding a stable and predictable permitting prcess and fstering accuntable gvernment versight f public funds. The Ecnmic Develpment Element describes the city s ecnmic develpment strategy in terms f grwth patterns and fiscal cnditins. Changes t the Ecnmic Develpment Element include updated gals and plicies t reflect the city's fcus, effrts and prgress tward the ecnmic strategy plan adpted by the city in Updates als include market and demgraphic data used as ecnmic indicatrs that will guide further emphasis n specific strategies supprting ecnmic grwth in the areas f jb sectr diversificatin, retail and persnal services industry grwth t serve the cmmunity's needs. This data is ever changing and will be used as a "snap sht" in time Cmprehensive Plan ES-12 P age

13 Therefre the Chapter further prvides fr updating, mnitring data and analyzing results as an nging activity t ensure city resurces are used fr the best pssible yield and in a respnsible manner. The changes are supprted in the Land Use Element and ther Cmprehensive Plan elements by directing retail and emplyment grwth int the city's grwth centers. Public Services and Utilities Element A Visin fr Public Utilities and Services Lake Stevens will strive t prvide excellent public utilities & services t meet the health and safety needs f the cmmunity in prprtin t future ppulatin grwth and will cntinue t crdinate with lcal service prviders such as the Lake Stevens Sewer District, Lake Stevens Fire, and the Lake Stevens Schl District t ensure service cntinuity as the cmmunity grws. This element prvides a descriptive inventry f, and cnsiders the general lcatin and capacity f, all existing and prpsed public utilities, facilities and services in the city f Lake Stevens in relatin t levels f service fr current and future residents and businesses. In the preparatin f this element, city staff met with ther departments, public agencies and special purpse districts (e.g., Lake Stevens Schl District, the Snhmish Cunty Public Utilities District (PUD), Lake Stevens Sewer District, Lake Stevens Fire District and Lake Stevens Plice Department) t identify the current status f facilities and services prvided by these agencies t incrprate. Significant trends are highlighted belw. The Lake Stevens Plice Department cntinues t prvide a variety f services including marine and rad patrl, crime and accident investigatin, traffic enfrcement, crime preventin, Schl Resurce Officer Prgram, cncealed weapns permits, passprts, recrds and evidence keeping and animal cntrl. Within the city s strmwater system there are apprximately 68 city-wned r perated facilities, 4,562 catch basins, 13.5 miles f rad side ditches, 66.2 miles f pipe and 22,942 feet f culverts The sewer system includes a netwrk f trunk and cllectr lines, a flw telemetry system, manhles, and pump/lift statins and a treatment plant perated by the Lake Stevens Sewer District. Since the last update the new Sunnyside Treatment Plant and Suthwest Interceptr have been cmpleted, prviding additinal capacity fr develpment. The Sewer District has cmpleted the 2016 update t their Sanitary Sewer Cmprehensive Plan Lake Stevens Fire serves an area f abut 46 square miles with 3 statins and 1 administratin building. The Fire District perfrms fire cde cmpliance activities, inspects cmmercial and public buildings fr the city f Lake Stevens (381 in 2013) and reviews land use and building permits thrugh the Fire Marshal s ffice Cmprehensive Plan ES-13 P age

14 In 2013, Lake Stevens Fire respnded t 4,659 calls. Over the past 5 years, the Fire District has experienced an annual increase in call vlume f 1.5%. The Fire District plans t increase the daily staffing level t 14 firefighters by year 2017 and build a new statin by The Lake Stevens Schl District cvers apprximately 37 square miles The District currently serves a student ppulatin f 8,392 with six elementary schls, tw middle schls, ne mid-high schl, ne high schl and ne hmeschl partnership prgram (HmeLink). The District estimates the enrllment will ttal 9,114 students in 2021.The District has prjected permanent capacity shrtfall by 2021 fr K-5 f 1,106 students (with n imprvements). Currently five f the six elementary schls are abve their design capacity. Vters recently apprved financing fr a seventh schl. The city has adpted the mst recent Schl District Capital Facilities Plan. The city crdinates with the Snhmish Cunty Health District fr public health services, specifically the review f septic systems and fd service inspectins. Waste Management Nrthwest, Incrprated and Republic Services prvide slid waste services within the city under cntract fr a 3-year perid. Puget Sund Energy prvides natural gas service thrugh a city franchise. The Public Utility District N. 1 f Snhmish Cunty (PUD), serves the city f Lake Stevens 80% f its pwer cmes frm the Bnneville Pwer Administratin, with the remainder prvided frm a mix f renewable resurces. The PUD perates 3 distributin substatins within the city and multiple transmissin lines. The PUD als manages the city s water system, which includes 8 reservirs and 330 miles f pipe. Transprtatin The primary water supply t the Lake Stevens Water System cmes frm Spada Lake and is purchased frm the city f Everett. Frmer emergency wells, in the nrtheast crner f the city, have been cnverted t full-time use t supplement the water supply. A Visin fr Transprtatin the city will develp an effective multimdal transprtatin system that emphasizes access, direct circulatin and safety fr vehicles, freight, public transprtatin, cyclists and pedestrians lcally and t the regin. The Transprtatin Element cntains updated infrmatin related t rad classificatins, level f service standards, street inventry, multi-mdal planning, and mass transit. The chapter includes Cmprehensive Plan ES-14 P age

15 required GMA, PSRC and cunty-required gals and plicies. Analysis f future radway, safety and pedestrian and bicycle needs have als been reviewed and updated. The gals and plicies have been revised as needed t ensure required elements are included fr cnsistency with ther plan elements. Capital Facilities A Visin fr Capital Facilities The city will develp a realistic and achievable capital facilities plan that ensures an effective use f taxpayer and ratepayer dllars that priritizes capital investments t maintain adpted levels f service, respnds t prject urgency and feasibility, is cnsistent with the city s grwth strategy, and prvides a clear cmmunity benefit. The Capital Facilities Element was substantially changed in 2012 and 2013 as a result f the newly adpted Subarea Plans fr Lake Stevens Center and 20th Street SE Crridr. The primary mdificatins t the Capital Facilities Element in 2016 cntain updates f financial data, inventry, funding mechanisms and clarificatin f the 6-year Capital Imprvement Plan. The Gals and Plicies are updated t reflect the city's desire t be a sustainable cmmunity arund the Lake with unsurpassed infrastructure supprting an exceptinal quality f life. The city expects t accmplish these gals by ensuring gd fiscal stewardship, using smart grwth principles t understand hw the city s planned grwth pattern affects the investments that will be needed and investing in where new grwth shuld ccur. The changes in this Element als prvide fr the shrt and lng term cst planning t supprt infrastructure expenditures Cmprehensive Plan ES-15 P age

16 This page left intentinally blank Cmprehensive Plan ES-16 P age