Factor 1: Efficient At 24 this study Based on its location at At 42.7 suitable acres, accommodation of area is not large the Hwy 99/36 this site is large enough identified land needs enough to intersection, its to accommodate the accommodate the proximity to markets, identified need for a identified need for a and the site size (34 sub-regional sub-regional suitable acres), this site commercial center. commercial center. The is well suited to meet Potential wetlands on City would need to the need for a the east portion of the identify additional lands commercial site near Hwy 99 elsewhere to center. potentially require accommodate the uses. Best option this development to be Dispersing the criteria inefficiently located in proposed uses on the western portions of multiple sites would be the site. less efficient than a Second best option single site. under this criteria Worst option under this criteria Factor 2: Orderly and This site has indirect This site has direct This site has direct economic provision of access to the water and access to the and access to the water and public facilities and wastewater lines on the wastewater lines on the wastewater lines on the services west side of Highway west side of Highway west side of Highway 99. Lines would need to 99. 99. be extended Transportation access Transportation access approximate 500’ to would be from Hwy 99 would be from Hwy 99 access the site. (right in/out) and Hwy which would create Transportation access 36. The Hwy 99/36 potentially hazardous would be from Highway intersection is left turn movements. 36, which would be signalized. Second best option adequate, but not as Best option under this for water, desirable as access criteria worst option for from Hwy 99 and 36. transportation Worst option for water/waste water; second best option for transportation
Factor 1: Efficient accommodation of identified land needs At 24 this study area is not large enough to accommodate the identified need for a sub-regional commercial center. The City would need to identify additional lands elsewhere to accommodate the uses. Dispersing the proposed uses on multiple sites would be less efficient than a single site. Worst option under this criteria Based on its location at the Hwy 99/36 intersection, its proximity to markets, and the site size (34 suitable acres), this site is well suited to meet the need for a commercial center. Best option this criteria At 42.7 suitable acres, this site is large enough to accommodate the identified need for a sub-regional commercial center. Potential wetlands on the east portion of the site near Hwy 99 potentially require development to be inefficiently located in the western portions of the site. Second best option under this criteria Factor 2: Orderly and economic provision of public facilities and services This site has indirect access to the water and wastewater lines on the west side of Highway 99. Lines would need to be extended approximate 500’ to access the site. Transportation access would be from Highway 36, which would be adequate, but not as desirable as access from Hwy 99 and 36. Worst option for water/waste water; second best option for transportation This site has direct access to the and wastewater lines on the west side of Highway 99. Transportation access would be from Hwy 99 (right in/out) and Hwy 36. The Hwy 99/36 intersection is signalized. Best option under this criteria This site has direct access to the water and wastewater lines on the west side of Highway 99. Transportation access would be from Hwy 99 which would create potentially hazardous left turn movements. Second best option for water, worst option for transportation
Appendix_1_Justification_and_Findings_Report.docx