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E. Urban and Urbanizable Land This section addresses the need to allow for the orderly and economic extension of public services, the need to provide an orderly conversion of urbanizable to urban land, and the need to provide flexibility for market forces to operate in order to maintain affordable housing choices. For the definitions of urban and urbanizable lands, as well as rural lands and the urban growth boundary (UGB) as used in this section, refer to the Metro Plan Glossary. The undeveloped (urbanizable) area within the UGB, separating urban and urbanizable land from rural land, has been carefully calculated to include an adequate supply to meet demand for a projected population of 286,00Q,....,,, O0 through the end of the planning period (20.1500).4 With .................. .r ........ v.,,J ..... v,~v ........ for **'~,-,. ;,'ear,~,,,,,,.'ma'~ However, unless the community consciously decides to limit future expansions of the UGB, one of several ways to accommodate growth, that boundary will be expanded in future plan updates so that before 201_500 it will include more urbanizable area reflecting future population and employment needs than that now depicted on the Metro Plan Diagram. Accordingly, periodic updates of land use needs and revision of the UGB to reflect extensions of the planning period will ensure that adequate surplus urbanizable land is always available. The key to addressing the needs stated at the beginning of this section is not so much the establishment of an UGB, but maintaining an adequate and reasonable supply of available undeveloped land at any point in time. The "adequate" and "reasonable" tests are the key to the related phasing and surplus land issues. In order to maintain an "adequate" supply of available surplus land to allow development to occur, annexation must take place in advance of demand in order to allow for the provision of public capital improvements, such as sewer-g(aste~ater...tmnk lines, arterial streets, and water trunk lines. Most capital improvement programs are "middle-range" type plans geared three to six years into the future. The time between annexation and the point of finished construction usually involves several steps: 1. The actual annexation and rezoning of the land (with accompanying public hearing processes, including Lane County Local Government Boundary Commission approval. 2. Filing and approval of a subdivision or planned unit development (with accompanying public hearing processes). 3. Extension of public capital improvements (in accordance with programming and funding availability). 4. Construction of the private development (including local extension of streets, sidewalks, sewevs~:~te=~ate.:::_..=[, water,, and electricity, and construction of dwelling units or businesses). ............. prcjccticn rangc for *'~^ II-E-1