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Certain public utilities; services; m~d facilities, particularly water, sanitary sewers, and storm <br />sewers, can be provided to areas designated urban' reserve most economically, following <br />extension from areas within the urban growth boundary because of topographic features. <br />Designating these areas at this time will assist in the preparation of capital improvement <br />programs that extend beyond the planning period of this Plan. <br /> <br />Urban levels of public utilities, facilities, and services shall be designed and sized to serve urban <br />reserve areas; capacity and financing plans shall be calculated to serve urban reserve lands. For <br />purposes of future planning, urban reserve areas shall be assumed to develop as low density <br />residential at densities used in preparation of this Plan. Urban level services shall not be <br />extended to urban reserve areas until they are included within the urban growth boundary <br />through future amendments or updates. <br /> <br />Development, land division, and public improvements (such as street design) in areas designated <br />urban reserve shall be designed and regulated so as to not preclude possible subsequent decisions <br />to provide for future development at urban densities. Until they are added to the urban growth <br />boundary, urban reserve areas shall be designated to protect natural resource values. <br /> <br />Urban Growth Boundary <br /> <br />This site specific line separates urban and urbanizable lands from rural lands, the projected <br />urban service area designated to accommodate urban development through the planning period <br />(293,700 The expected UGB population is 286,000 bv the ,,,ear 2015. from urban reserve, <br />agriculture, and rural designations. The location of the UGB results from environmental, social, <br />and economic analysis in terms of supply and demand, which is basic to this entire Metro Plan. <br />Accordingly, LCDC Goal 14's establishment of UGB criteria was employed with the following <br />results (for more detail, see the Technical Supplement): <br /> <br />Factor 1. "Demonstrated need to accommodate long-range urban population growth <br /> requirements consistent with LCDC goals;" <br /> <br /> Population projections, employment projections, and housing projections were <br /> prepared representing the best available technical information about long-range <br /> urban growth in the metropolitan area. These projections were translated into <br /> total land use needs. The Metro Plan Diagram was then constructed to <br /> accommodate projected residential growth, assuming new residential construction <br /> over the planning period would, on an overall metropolitan-wide basis, average <br /> approximately six dwelling units per gross acre. <br /> <br />Factor 2. "Need for housing, employment opportunities, and livability;" <br /> Th'e population and employment projections were translated into need for <br /> residential, commercial, and industrial land in response to local and statewide <br /> goals, objectives, and policies. Extreme care has been taken to consider the <br /> demand (projections) when analyzing the land supply in an effort to provide <br /> adequate housing and employment opportunities. <br /> <br /> II-G-13 <br /> <br /> <br />