E. Urban and Urbanizable Land <br />This section addresses the need to allow for the orderly and economic extension of public <br />services, the need to provide an orderly conversion of urbanizable to urban land, and the need to <br />provide flexibility for market forces to operate in order to maintain affordable housing choices. <br />For the definitions of urban and urbanizable lands, as well as rural lands and the urban growth <br />boundary (UGB) as used in this section, refer to the Metro Plan Glossary. <br />The undeveloped (urbanizable) area within the UGB, separating urban and urbanizable land from <br />rural land, has been carefully calculated to include an adequate supply to meet demand for a <br />projected population of 2$G 00029-3;799 through the end of the planning period (201509).4 With <br />the -addition a € 4e-u , 25,00-0 to 30,000 additional 4e-ea:4,,-W <br />a6eemY1, baC orlAri - v.1•f TJ !1_. +"An for the year- However, unless the <br />icioonVmuSIInity consciously decides to liim~e iit~fluture expansions of the UGB, one of several ways to <br />accommodate growth, that boundary will be expanded in future plan updates so that before <br />201590 it will include more urbanizable area reflecting future population and employment needs <br />than that now depicted on the Metro Plan Diagram. Accordingly, periodic updates of land use <br />needs and revision of the UGB to reflect extensions of the planning period will ensure that <br />adequate surplus urbanizable land is always available. <br />The key to addressing the needs stated at the beginning of this section is not so much the <br />establishment of an UGB, but maintaining an adequate and reasonable supply of available <br />undeveloped land at any point in time. The "adequate" and "reasonable" tests are the key to the <br />related phasing and surplus land issues. <br />In order to maintain an "adequate" supply of available surplus land to allow development to <br />occur, annexation must take place in advance of demand in order to allow for the provision of <br />public capital improvements, such as sewer-wastewater trunk lines, arterial streets, and water <br />trunk lines. Most capital improvement programs are "middle-range" type plans geared three to <br />six years into the future. The time between annexation and the point of finished construction <br />usually involves several steps: <br />1. The actual annexation and rezoning of the land (with accompanying public hearing <br />processes, including Lane County Local Government Boundary Commission approval. <br />2. Filing and approval of a subdivision or planned unit development (with accompanying <br />public hearing processes). <br />3. Extension of public capital improvements (in accordance with programming and funding <br />availability). <br />4. Construction of the private development (including local extension of streets, sidewalks, <br />sew-aswastewater, water, electricity, and construction of dwelling units or <br />businesses). <br />d The popula~ a-P,• „ge f . d,~ s'deatia use and flousiiq Ble nt J Gba ,-'r R! A ; 29 <br />1;7~9-Ee <br />311,100. The -C~,., „t^,"^„ for the year 201-4 is ^ 3-~01, rt00 <br />II-E-1 <br />Laurel Ridge Record (Z 15-5) Page 141 <br />