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CITY OF GRAND COULEE, WA
LAND USE ELEMENT

LAND USE ELEMENT

TABLE OF CONTENTS

Page No.

I.Introduction

1.0Purpose of the Land Use Element L-1

2.0Urban Growth Area L-1

3.0Major Land Use Considerations and Goals L-2

II.Inventory and Analysis

1.0 Physical Environment L-3

2.0Land Use Classifications L-15

3.0Public Facilities and Services L-19

4.0Vacant/Underdeveloped Lands L-23

III.Development Trends and Opportunities

1.0Analysis of Population and Demographics L-29

2.0Housing L-32

3.0Economic Conditions L-34

4.0Physical Constraints to Development L-36

5.0Amenities/Quality of Life L-38

6.0Facilities and Services L-39

IV.Future Needs and Alternatives

V.Goals, Objectives, and Policies

LIST OF TABLES

TableTitle Page No.

1AGrant County Soils L-6

1BLincoln County Soils L-8

2Total School Enrollment - District 301J L-22

3Ethnic Composition of 1992 School Enrollment L-22

4Land Use Estimate L-24

5Population Data - Grand Coulee Dam Area L-30

6Population - City of Grand Coulee 1940 - Present L-30

7Housing Types L-32

8Households by Type - City of Grand Coulee L-33

9Economic Base - Commercial Establishments L-34

10Sales Tax Distribution L-35

11Labor Force - Largest Regional Employers (1990) L-35

LIST OF MAPS

MapTitle

I Topographic Map L-10

II SCS Soil Survey Map L-11

III Metzger Map L-12

IV Planning Area Map L-13

V Existing Land Use Map - North Grand Coulee L-25

VI Existing Land Use Map - South Grand Coulee L-26

VII Existing Land Use Map - Urban Growth Areas L-27

VIII Existing Land Use Map - East Grand Coulee/Delano Areas L-28

IX Geological Hazards L-45

X Wetlands and Wildlife Habitat Areas L-46

XI Frequently Flooded Areas (FIRM) L-47

XII Future Land Use Map - North Grand Coulee L-48

XIIIFuture Land Use Map - South Grand Coulee L-49

XIV Future Land Use Map - Urban Growth Areas L-50

XV Future Land Use Map - East Grand Coulee/Delano Areas L-51

I. INTRODUCTION

1.0 PURPOSE OF THE LAND USE ELEMENT

This Land Use Element has been developed in accordance with Section 36.70A.070 of the Growth Management Act to address land uses in the City of Grand Coulee and the adjacent Urban Growth Area. It represents the community's policy plan for growth over the next 20 years. The Land Use Element describes how the goals in the other plan elements will be implemented through land use policies and regulations, and thus, it is a key element in implementing the Comprehensive Plan.

The Land Use Element has also been developed in accordance with the County-Wide Planning Policies (see Appendix A), and has been integrated with all other planning elements to ensure consistency throughout the comprehensive plan. The Land Use Element specifically considers the general distribution and location of land uses, the appropriate intensity and density of land uses given current development trends, the protection of the quality and quantity of water supply, the provision of public services, stormwater runoff, and measuring the costs and benefits of growth. The Land Use Element includes:

Introduction

Inventory and Analysis

Development Trends and Opportunities

Future Needs and Alternatives

Goals, Objectives, and Policies

2.0 URBAN GROWTH AREA

The planning area includes the lands to which Grand Coulee may feasibly provide future urban services and those surrounding areas which directly impact conditions within the City limits. This area is designated by the Urban Growth Boundary. The City and Counties coordinated their activities in developing an annexation policy, in identifying the Urban Growth Boundary, and in development of interim management policies for the area within the Urban Growth Boundary but outside of the current City limits (see Figure 1). This process was conducted according to the County-Wide Planning Policies (see Appendix A). The Urban Growth Boundary is represented on all maps in the Land Use Element, unless otherwise indicated.

The Urban Growth Boundary was selected in order to ensure that urban services will be available to all new development. The location of the boundary was based on environmental constraints, the concentrations of existing development, the existing infrastructure and services, and the location of designated agricultural resource lands. New development requiring urban services will be located in the Urban Growth Area. Central sewer and water, stormwater facilities, utilities, telecommunication lines, andlocal roads will be extended to development in these areas.

3.0 MAJOR LAND USE CONSIDERATIONS AND GOALS

Land that may be developed is available in the area surrounding Grand Coulee, and the City is not currently experiencing development pressures. Yet, the City does recognize the importance of efficient planning and explicit land use decisions in order to take advantage of future development opportunities. The City is currently not constrained by the availability of land, but is constrained by financial resources and is concerned about the quality of development that is being attracted. Therefore unlike many cities, the allocation of available land among competing uses will not be the sole factor in the City's decision making process. Coordination between the Land Use Element and the Capital Facilities Element will be essential in producing a plan with accurate projections for economic development. The Land Use Element will guide decision making to achieve the community goals as articulated in the Vision Statement.

II. INVENTORY AND ANALYSIS

The inventory presented in this element provides information useful to the planning process. It does not include all of the data or information that was gathered, but has presented the relevant information in an organized and useful format. Additional data are located in the appendices and support documentation. The inventory summarizes the general development of physical descriptions or types of land use, and summarizes the City's specific information. The analysis of this information is in Section III. The inventory includes:

Physical Environment

Types of Land Use

1.0 PHYSICAL ENVIRONMENT

The City of Grand Coulee, in Grant County, is located on State Highways 155 and 174. The City is 87 miles west of Spokane and 230 miles east of Seattle. The elevation is 1470' at City Hall.

Topography: About one million years ago, the Columbia River followed along much the same route it flows today. Then, the Okanogan Ice Lobe came down from the north and blocked the river near the present site of the Grand Coulee Dam. As the water rose, it carved out the basalt cliffs on its southeast side and soon began flowing through what is now the Grand Coulee (Coulee means bed of a stream). It carved a stream bed four miles wide and 800' deep through the basaltic lava of the Columbia Plateau. Differential erosion occurred due to the presence of resistant rock material. After the ice melted, the river went back to its original course and the Grand Coulee was dried up.

The elevation in the City of Grand Coulee varies from approximately 1460' on the east side above Crescent Bay to 1760' in east Grand Coulee Heights. Many basalt out-cropping are present throughout the City and changes in elevation prevent many areas from being used for future development without massive alteration to the landscape. Residential development could occur in selected areas of the City if levelling and filling were undertaken, but this is beyond the means of most private builders.

Geology: The geology of the Grand Coulee Dam Area is quite complex due to its location on the boundary between the Columbia River Plateau and the Okanogan Highlands geologic regions. Although there is some overlap between these two provinces, the east and north sides of the Columbia River are generally dominated by granite and metamorphic rocks of the Colville batholith, which make up the bedrock complex underlying this part of the Okanogan Highlands. The areas west and south of the river are generally dominated by the basalt, clays and shales of the ColumbiaRiver Group.

The Columbia River Group consists of basalt lava flows, which extruded from fissures throughout the Columbia Basin during the Miocene Epoch, approximately ten to twenty million years ago. The accumulated thickness of the basalt flows are in excess of several thousand feet and extend over large portions of Washington, Oregon and Idaho. In the Grand Coulee Dam Area the Columbia River Group includes freshwater clay and shale deposits of the Latah Formation. The Latah Formation is inter-fingered with the basalt flows and varies in thickness up to 152m (500 feet).

Following the extrusion of the Columbia River Group, the Columbia River eroded its way into the granitic and volcanic rocks and formed a V-shaped river valley. During the Pleistocene Epoch, 10,000 to 2 million years ago, massive continental glaciers advanced southward from British Columbia into the Grand Coulee Area. During at least one glacial advance, the ancestral Columbia River was dammed by ice a few miles northwest of the present Grand Coulee Dam. A huge glacial lake over one-thousand feet deep called Lake Columbia was formed. Silts and clays of the Nespelem Formation deposited into this lake from the melting glacier and nearly filled the Columbia River Valley. Subsequent advances and retreats of the glacier compressed the lake deposits to conform to the highs and lows of bedrock topography. In addition to the lake deposits, the glaciers deposited vast amounts of sand, gravel, silt and clay in the form of glacial outwash and till.

Summary of Rock Units: The principal rock units in the area consist of granite, basalt and Latah bedrock formations, basalt gravel, Nespelem clay, and recent glacio-fluvial deposits.

Two types of granite occur in the area, a massive coarse-grained granite and a fine-grained dense granite which formed as vertical north trending dikes, from 50 to several hundred feet wide and from 1000 feet to several miles long.

Area basalt formations are typical of the lava flows throughout Eastern Washington. These flows vary in thickness to over 100 feet. The basalt is hard and dense in the center of the flows, but fractured and porous in the upper and lower surfaces where the lava cooled rapidly.

The Latah formation consists chiefly of light colored clay and shale deposits with a few thin beds of sand and gravel. Some beds contain diatomaceous earth while many of the shale beds appear to be composed of volcanic ash.

Basalt gravel consists of highly permeable coarse sand and gravel deposits which represent outwash of an earlier glaciation.

The Nespelem silt varies from light to dark grey silts and clays. The maximum thickness of the Nespelem silt is typically 700 to 800 feet.

Glacio-fluvial deposits consist of loose unconsolidated sands, gravels, silts and clays. They are distributed extensively throughout the Grand Coulee Dam area. Generally these deposits are very permeable and prone to rapid erosion.

Geologic Structures: The major geologic structural elements in the Grand Coulee Dam Area have been marked by the thick sequences of basalt flows and the glacial drift. Two monoclines exist south and west of the Dam. These monoclines are large flexures in the Columbia River basalt. The Barker Canyon monocline trends north-southwest along the western side of Banks Lake. The Coulee monocline trends southwest-northeast of Banks Lake and crosses the Lake about 20 miles south of Electric City. Although quite regional in nature, both structures exhibit very little deformation relative to the more complex structural features in the southern portion of the Columbia River Basin.

The area surrounding Grand Coulee Dam, which is located on granitic bedrock, is situated in a very weak seismic zone. Several minor earthquakes have been felt in the area since the first one was recorded in 1872. The epicenters of the quakes felt here normally lie to the west with a few weak quakes occurring near Banks Lake during the 1950's. No active faults with displacement of quaternary deposits have been noted in the area.

Hydrology: The hydrology of the Grand Coulee Dam Area consists of both surface and ground water elements. The principal surface water elements in the area are Franklin D. Roosevelt Lake upstream of the Grand Coulee Dam and Banks Lake to the south of the Dam. Both Roosevelt and Banks Lake are man-made reservoirs. Roosevelt Lake occupies the pre-Grand Coulee Dam bed of the Columbia River and Banks Lake fills the Grand Coulee. The surface elevation of both lakes is controlled by operation at the Dam depending upon power and irrigation requirements.

Groundwater drainage in the area is dependent on the underlying bedrock. Granitic areas in the region are hard, dense, and impermeable, but numerous joints and fractures produce possible passages for the flow of water. This is also true of the basalt areas which are fractured and porous due to rapid cooling. The basalt gravel and glacio-fluvial deposits are highly permeable and free-draining; the later being prone to rapid erosion on steepened slopes. The clay and shale deposits of the Latah formation are relatively impermeable and non-water bearing. The permeability of the Nespelem silts varies throughout the area, but it is generally very low.

Soils: The load-bearing capacity of soil, the hydric properties, erosion potential, and characteristics with respect to shrink-swell all play a significant role in development of land. In particular, the hydric properties determine the potential for septic tank usage, indicate the existence of wetlands, and signal the potential for other environmental concerns. In addition, soils are the primary determinant in designation of "unique" or "prime" agricultural land.

The soil survey conducted by the US Soil Conservation Service includes detailed soil maps which can be used for site selection and planning. The survey explains in great detail each soil's suitability for agricultural, residential, sanitary facility, recreational, woodland wildlife habitat, and other uses.

Many different types of soils are found in Grand Coulee and the immediately adjacent area (see Map II). There are 21 soils in the Grant County portion of the Planning Area. There are 15 soils in the Lincoln County Urban Growth Area, eight of which have the same designation and properties of those found in Grant Count. Generally these soils are not conducive to agricultural pursuits. For the most part the soils are permeable and erosion is low to moderate.

TABLE 1A

GRAND COULEE PLANNING AREA

GRANT COUNTY SOILS

11Anders silt loam, 0 to 10% slopes - is silt loam to a depth of 22 inches; gravelly silt loam (40% gravel) from 22 to 35 inches; and basalt bedrock at 35 inches.

Water erodability - slight to moderate

Wind erodability - slight

13Badge-Bakeoven complex, 25 to 55% slopes - is 50% Badge very stony silt loam, 45% bakeoven extremely cobbly silt loam, and 5% basalt rock outcrop.

Water erodability - variable

Wind erodability - variable

18Bakeoven very cobbly loam, 0 to 35 percent slopes - is a very shallow, well-drained soil, formed in loess and material derived from basalt. The surface layer is typically 4 inches thick with a very gravelly 3 inch subsoil and basalt at 7 inches.

Water erodability - slight to severe

Wind erodability - slight

19Bakeoven-Anders Complex, 0 to 15% slopes - is a stony silt loam to a depth of 22 inches; from 22 to 35 inches it is gravelly (40% gravel) silt loam; at 35 inches it is basalt bedrock. Hummocks may occupy 25 to 75% of the surface area, but in most places they occupy about 40 to 50%. Between the hummocks is fractured basalt.

Water erodability - slight to severe

Wind erodability - slight

23Bakeoven-Touhey complex, 0 to 25% slopes - Bakeoven is a cobbly soil formed in loess and weathered basalt underlain by basalt. The surface layer is very cobbly loam about 4 inches thick. The subsoil is very gravelly loam about 3 inches thick. The Bakeoven soil occupies intermound areas and larger convex areas. Touhey is a soil formed in glacial till mixed with loess in the upper part. The surface layer is very fine sandy loam about 13 inches thick. The subsoil is gravelly very fine sandy loam about 14 inches thick. The substratum is gravelly fine sandy loam to a depth of 60 inches. The soil is calcareous below 34 inches.

Permeability - moderate above lenses; moderately slow within the lenses

Water erodability - moderate

Wind erodability - slight

24Benco gravelly loam, 0 to 15% slopes - is a very deep, gravelly soil underlain by gravel and sand at a depth of 16 to 28 inches. The surface layer is gravelly loam about 8 inches thick. The subsoil is very gravelly loam about 15 inches thick. The substratum is extremely gravelly coarse sand to a depth of 60 inches.

Permeability - moderate above gravel; very rapid below gravel

Water erodability - moderate

Wind erodability - slight

37Ellisforde silt loam, 0 to 5% slopes - is a deep soil developed in wind deposited material over lake sediments. The profile is a silt loam to a depth of about 19 inches. From 19 to 31 inches there are calcareous silt loams and very fine sandy loams. Thin brittle, hard laminations may occur in the silt loam from 31 to 60 inches and they tend moderately to restrict the downward movement of water and roots.

Water erodability - none to slight

Wind erodability - slight

38Ellisforde silt loam, 5 to 15% slopes - is a deep soil developed in wind deposited material over lake sediments. The profile is silt loam to a depth of about 19 inches. From 19 to 31 inches there are calcareous silt loams and very fine sandy loams. Thin brittle, hard laminations may occur in the silt loam from 31 to 60 inches and they tend moderately to restrict the downward movement of water and roots.

Water erodability - moderate

Wind erodability - slight

39Entiat-Rock outcrop complex, 24 to 65% slopes - Entiat is a shallow, gravelly soil formed in a mixture of eolian deposits and weathered granodiorite, granite or gneiss. The surface layer is gravelly fine sandy loam and gravelly sandy loam about 9 inches thick. The subsoil is very gravelly sandy loam about 9 inches thick. The subsoil is very gravelly sandy loam about 6 inches thick over decomposing granodiorite. Rock outcrop is a miscellaneous land type consisting of bare exposures of granodiorite.

48Farrell very fine sandy loam, 0 to 5% slopes - is a soil developed in glacial outwash and stream deposited material. The soil is very fine sandy loam to a depth of about 25 inches. Below 23 inches to greater than 60 inches it is fine sandy loam, intermittently stratified with gravel and sand. It is strongly calcareous below 23 inches.

Water erodability - none to slight

Wind erodability - slight

49Farrell very fine sandy loam, 5 to 10% slopes - is a soil developed in glacial outwash and stream deposited material. The soil is very fine sandy loam to a depth of about 23 inches. Below 23 inches to greater than 60 inches, it is fine sandy loam, intermittently stratified with gravel and sand. It is strongly calcareous below 25 inches.

Water erodability - moderate

Wind erodability - slight

66Kiona cobbly very fine sandy loam, 25 to 65% slopes - is a soil developed in a mixture of loess and basalt. To a depth of about 20 inches the surface soil is non calcareous very cobbly fine sandy loam. From 20 to 40 inches is calcareous very gravelly loam. Basalt bedrock occurs at about 40 inches.

Water erodability - severe

Wind erodability - slight

67Kiona-Rock outcrop complex, 25 to 65% slopes - this complex soil consists of colluvium form basalt mixed with loess which is intermingled with basalt rock outcrop. This unit is composed of about 75% Kiona very cobbly fine sandy loam. It is a very cobbly fine sandy loam to a depth of 60 inches. Water erodability - severe to very severe

Water erodability - slight

Wind erodability - slight

87Pedigo silt loam - is a very deep , alluvium soil with slopes from 0 to 2 percent. It has a 11 inch surface layer of silt loam, with a dark silt loam layer of 60 or more inches.

Water erodability - variable

Wind erodability - severe

88 Pits - consists of open pits, often used for roadfill.

98Quincy loamy fine sand, 0 to 15% slopes - is a soil formed in sands from mixed sources. It is a loamy fine sand to a depth greater than 60 inches.

Water erodability - slight to moderately severe

Wind erodability - severe

112Roloff-Bakeoven complex, 5 to 25 percent - is formed in loess, with an 11 inch silt loam surface layer, a 6 inch silt loam subsoil, 12 inch substratum and basalt at 29 inches.

Water erodability - moderate

Wind erodability - variable

120Rubble land - Rock outcrop complex - This complex consists of talus slopes below basalt rock outcrop. This unit is composed of about 75% rubble land. It consists of basalt cobbles, stones and boulders.

147Strat cobbly loam, 0 to 15% slopes - is a soil developed in glacial outwash materials. It is cobbly loam to depth of 11 inches, very gravelly loam from 11 to 22 inches; gravel, cobbles, and sand with lime coating the underside of the gravel and cobbles from 22 to 60 inches.

Water erodability - slight

163Timentwa very fine sandy loam, 0 to 15% slopes - is a soil developed on glacial till. It is loam to a depth of about 14 inches; gravelly loam from 14 to 37 inches; calcareous extremely firm stony loam from 43 to 60 inches.

Water erodability - slight to moderately severe

Wind erodability - slight

171Touhey very fine sandy loam, 0 to 15% slopes - is a soil underlain by gravelly substratum at a depth of 10 to 18 inches. The surface layer is very fine sandy loam about 13 inches thick. The substratum is gravelly fine sandy loam to a depth of 60 inches. The soil is calcareous below 34 inches.

Permeability - moderately slow above cemented lense; slow within the lenses

Water erodability - moderate

Wind erodability - moderate

TABLE 1B

LINCOLN COUNTY SOILS

1See Grant County soil 11.

3See Grant County soil 19.

4See Grant County soil 13.

5See Grant County soil 15.

6See Grant County soil 16.

11 See Grant County soil 18.

36Ewall loamy sand, 0 to 15 percent slopes - is a 6 inch loamy sand, with 60 inches of sand underlying.

Water erodability - slight

Wind erodability - severe

37Ewall loamy sand, 15 to 35 percent slopes - is a 6 inch loamy sand, with 60 inches of sand underlying.

Water erodability - slight

Wind erodability - severe

38Ewall loamy sand, 35 to 55 percent slopes - is a 6 inch loamy sand, with 60 inches of sand underlying.

Water erodability - moderate

Wind erodability - severe

48Nespelem silt loam, 3 to 15 percent slopes - is a 13 inch layer of silt loam, a 4 inch sandy loam layer, an 8 inch fine sandy loam subsoil and silt loam as deep as 60 inches.

Water erodability - moderate

Wind erodability - slight

50Nespelem silt loam, 35 to 45 percent slopes - is a 13 inch layer of silt loam, a 4 inch sandy loam layer, an 8 inch fine sandy loam subsoil and silt loam as deep as 60 inches.

Water erodability - severe

Wind erodability - slight

54Phoebe sandy loam, 0 to 15 percent slopes - is a 14 inch sandy loam surfacelayer, a 9 inch subsoil and loamy sand to 60 inches.

Water erodability - moderate

Wind erodability - severe

62Riverwash - is a miscellaneous alluvium area that is unconsolidated and generally stratified, often sandy, very gravelly, and very cobbly.

Water erodability - variable

Wind erodability - variable

63 See Grant County soil 39.

65 See Grant County soil 112.

SOURCE: Soil Conservation Service, Ephrata, Washington

Frequently Flooded Areas: The Federal Emergency Management Agency has defined areas showing the extent of the 100-year flood boundary in order to establish actuarial flood insurance rates and assist communities in efforts to promote sound flood plain management. Development on flood plains retards their ability to absorb water, restricts the flow of water from land areas, and causes hazards downstream.

Currently, there is no information indicating the location of Frequently Flooded Areas within the City Limits. The City has passed a Frequently Flooded Areas portion of the Critical Areas and Resource Lands Ordinance with the purpose of limiting damage to individuals, property, and natural systems, if such areas are determined. The Flood Insurance Rate Map (FIRM), when available, will be located in City Hall.

Within the Urban Growth Area, there are some sites which are within the100-year flood plain (Zone A). These sites can be seen on FEMA FIRM map number 530049 0025 B. For those Urban Growth Areas within Lincoln County, frequently flooded areas can be seen on FEMA FIRM map number 53043C0025C. Map IX is a composite of the frequently flooded areas in the Grand Coulee Planning Area.

Insert maps here I-IV

2

34Wetlands: Wetlands are fragile ecosystems which assist in the reduction of erosion, flooding, and ground water surface water pollution. Wetlands also provide an important habitat for wildlife, plants, and fisheries. The City has wetlands inventory information from the National Wetlands Inventory (NWI) maps. As this inventory is not of sufficient accuracy, it is expected that other wetlands will be identified through future studies and through site-specific development evaluations. The NWI has identified several wetlands. The City's wetlands are part of a regional network of wetlands serving a variety of ecologic and human functions. Some of the wetlands are integral parts of the City's stormwater system and other wetlands provide important open space areas for the public. Some of the wetlands are in areas which have previously been zoned for development. The City's wetlands program includes provisions for innovative land use techniques to minimize impacts and control development densities around key wetlands.

Climate: The climate should be considered in land use planning. For example, the condition of roadways, public transit, and pedestrian/bicycle pathways is effected by the climate. Temperature variations are significant factors in the level of energy usage and annual precipitation provides a source of water. The climate also influences economic activity, most notably agricultural production.

The Grand Coulee Dam Area is classified as an arid-desert region where summers are warm and dry. Precipitation falls mostly as snow in the winter months. Marine air masses originating in the west move eastward toward the Cascade mountain range where they lose their moisture before reaching the Columbia Basin. The Pacific high weather systems over Washington move northward in the summer, causing increasingly predominant northerly winds and bringing clear skies and warm temperatures. From June to September the general flow of air over the State becomes weaker. Storm systems in the fall and winter result from the southward movement of these air masses. Prevailing surface wind direction in the winter is out of the southwest and the frequency of higher velocities is increased.

Temperature data collected recorded an average monthly temperature for the years 1982 to 1992 of 50°F (10°C). Extreme temperatures over 100°F (37°C) typically occur in July and August. Minimum temperatures below -10°F (-23°C) were recorded in the winter months. Precipitation is also greatest during the winter months from November through January. The eleven year average precipitation was 11.6 inches (294cm) per year. Snowfall occurs between November and March, with the highest percentage occurring in December.

Vegetation and Wildlife: Disturbance of ecological communities and division into isolated habitats are the major causes for declines in animal and plant species. Conserving viable ecological habitats in an interconnected system is the most effective way of conserving vegetation and wildlife. Many habitats that are conserved for environmental or scenic reason cannot survive division into small isolated land parcels.

The City supports deciduous and coniferous trees such as elm, maple, oak, locust, native pine, and native fir. Native tall shrubs and grasses are also supported. The fringes of the City coincide with the habitat of eagles, coyotes, and deer. The more developed portions of the City share the habitat with deer, rodents, raccoons, and a variety of birds. The river habitat supports seasonal and year-round fish. The City has not designated any wildlife habitat conservation areas.

The City has identified that there is a need for determining the impact of development and the impact of stormwater runoff peak flows on fisheries and fish habitat areas in particular. Understanding the relationship of development and runoff on fisheries resources is of concern for Grand Coulee and other jurisdictions.

The City of Grand Coulee Resource Lands and Criticals Areas Development Ordinance (see Appendix C) was adopted to address ways of mitigating impacts to critical areas such as wildlife habitat areas.

2.0 LAND USE CLASSIFICATIONS

This inventory includes land use within the entire urban growth boundary. The existing types of land uses can be used to gage the proportion of total land area that the City will need to devote to each land use in the future. In Section III the existing land uses will be adjusted for expected shifts in needs or desires and projections of future land uses will be derived.

Residential Land Use: This category includes single-family and multi-family residential structures, including manufactured housing developments, foster care facilities, group quarters, and cooperative housing. Other land uses found within areas classified as residential do not include roadways or undeveloped platted lands. This category does not include transient housing such as campgrounds, hotels, motels, shelters, or time-sharing facilities. The units that are excluded from residential land use are shown in other land use categories such as commercial or recreational commercial. The densities for residential land uses are defined as follows:

High Density Residential: Residential development density between 12 and 35 units per acre. Includes apartments and other multi-family dwellings, as well as some manufactured housing developments.

Medium Density Residential: Residential development density between 4 and 12 units per acre. Includes apartments and other multi-family dwellings, as well as some manufactured housing developments.

Low Density Residential: Residential development density between 1 and 4 units per acre. Includes conventional single-family residences, large-lot or estate housing, and manufactured housing.

Rural Residential: Residential development density of less than one unit per acre. Includes conventional single-family residences, estate housing, and small-scale agriculturally-related activities.

Total Residential Land Use: The City of Grand Coulee has 14.0% (76.3 acres) of the total land area in residential uses.

Urban Density Residential Land Use: Residences developed at greater than 12 units per acre are concentrated in the east-central and south-central portions of the City, covering nearly 1% (3.8 acres) of the total land area. This category includes one retirement apartment complex, two housing projects, and a series of small-lot duplexes. There are no areas of an urban residential nature in any of the urban growth areas.

Medium and Low Density Residential Land Use: Residences developed at less than 12 units per acre are found in all parts of the City and its urban growth area. However, two distinct neighborhoods can be identified -- East Grand Coulee Heights and Delano Heights. This designation accounts for 11% (201.2 acres) of the total planning area. Single-family residences outside the City limits account for most of the acreage, with only 72.5 acres (13.3%) inside the City limits being used for residential uses.

Number of Dwelling Units by Type: As of 1991 the City of Grand Coulee had 568 single-family units, 111 multi-family units, and 153 manufactured homes. The planning area for Grand Coulee had, as of 1993, approximately 54 single-family units and 45 manufactured homes.

Build-out Potential: The City has considerable potential for building within the existing incorporated land area. This inventory includes subdivisions which were platted in the 1930's, but have not been completely developed. The actual calculation of the City's capacity once completely developed is presented in the analysis in Section III.

Commercial Land Use: This category includes land used for retail and wholesale trade, offices, hotels, motels, restaurants, service outlets, automobile service stations, and repair facilities. Commercial development along highways is termed "strip development", a feature which has been a typical development trend. A commercial development in shopping centers clustered around the intersections of arterial roadways is termed a "commercial node."

General Commercial: This is a varying intensity land use including the high intensity central business district and other dense arrangements of professional offices and retail stores, moderate intensity commercial nodes linked to major roadways, and scattered low intensity neighborhood businesses.

Recreational Commercial: This is moderate intensity land use including avariety of types of recreational ventures, including private campgrounds and RV parks, as well as the Ridge Riders' rodeo and horseback riding facility in the SWUGA.

Using these definitions provides flexibility to describe desired intensities without detailing the zoning requirements for specific commercial uses. These definitions also provide information about the extent of land usage without relying on familiarity with City zoning ordinances.

Total Commercial Use: The planning area has 3.3% (61.8 acres) of the total land area in a variety of commercial uses, with 19.4 acres (3.6%) within the City.

General Commercial Use: There are approximately 18.4 acres of general commercial use in the planning area, with all commercial located within the City, with the exception of a radio station located in Delano Heights.

Recreational Commercial Use: There are approximately 43.3 acres in the planning area is in this use, with 1.0 acres within the City in the northwestern and southeastern sections of the City.

Economic Trends: The sales tax distribution for 1992 was $126,121.00 ( with a 1% levy). Adjusted for inflation, taxable retail sales have been volatile over the past 10 years.

Market Area: The City draws some retail business from small neighboring towns but a noticeable amount of expected trade is being drawn away to larger metropolitan areas. The populations in the cities and the surrounding area provide a market of approximately 6,000 people for the commercial businesses in Grand Coulee.

Industrial Land Use: This category includes land used for light manufacturing, processing, warehousing, and storage. Heavy industry does not exist within the jurisdiction. In all cases, industrial land use has been defined as intensive land uses. Industrial land use often has a significant influence on environmental quality and the economic strength of the community.

Total Industrial Land Use: A total of 0.1% (1.3 acres) within the planning area is in industrial land use. This is the Central Washington Grain Growers' operation, an agricultural related industrial use located in the City.

Economic Trends: Over the past 20 years, the industrial sector has declined from 2 firms to 1 firm. The industrial sector employs approximately 5 individuals.

Market Area: The market for industrial products is regional or even national, and thus is not dependent upon the local population. For this reason access to input materials, transportation, and suitable labor are the most important determinants of industriallocation. Grand Coulee is not located along a major trucking route, so despite the skills of the labor force being well suited to entry level industrial work and the relatively low cost of labor and land, there is little industrial pressure in the region.

Natural Resource Lands: Grand Coulee is located near agricultural land which is used for crop production and supporting uses, sales outlets, and single-family residences attached to farms. The quality of this agricultural land was a primary consideration in designation of the City's Urban Growth Boundary. The county has classified, designated and protected all farmland according to the U.S. Soil Conservation Service's classifications for quality farmland soils. As the Existing Land Use Maps (Maps V-VIII) indicate, the incorporated City is located near agricultural land on its southeast side. Development within the urban growth boundary onto this agriculture land will take place according to the agricultural development regulations that have been adopted pursuant to the Growth Management Act. The City does not have any forest or mineral lands of long-term commercial significance within the Urban Growth Area.

Historic and Archaeological Resources: This category includes buildings, sites, structures, districts, and objects having recognized national, state, or local significance. Presently, the City has no properties listed in the National Register of Historic Places or the State Register of Historic Places, and no properties listed as eligible for the National Register. The City does not have a local historic preservation program, so no properties within the City have been locally designated as historic. There are, however, five designated archaeological sites within Grand Coulee's planning area (within Grant County) identified by the Washington State Office of Archaeology and Historic Preservation (OAHP) as having historic interest. These site locations carry location information restrictions, so only the OAHP file number and the UGA where the site is located is provided below:

45-GR-4:NWUGA;

45-GR-146:SEUGA;

45-GR-410: NWUGA;

45-GR-411H:NWUGA; and

45-GR-503:SEUGA

Recreational Lands: This category includes natural resource-based and activity-based community parks, golf courses, and spectator sport facilities. These facilities are owned both publicly and privately. Facilities that are part of an educational institution are not included in this category. Recreational lands serve as buffers between residential areas and employment or commercial areas. Moreover, these lands provide excellent opportunities for multiple uses such as, ball fields and play parks which may also serve as a stormwater detention facilities (essential public facilities).

Description of Existing Recreational Lands: The City of Grand Coulee has one City park and five small area playgrounds. There is one tennis court, a senior citizen centerand a public meeting hall within City Hall. The North Dam Bicentennial Park when completed will cover 95 acres and should include additional tennis courts and ballfields. Spring Canyon Campground, located just east of the planning area along Lake Roosevelt, has swimming, boating, picnicing, and camping facilities. The NEUGA is slated for another long-term recreational development, provided agreements can be reached between the City and the Federal Government and would have facilities similar to the Spring Canyon facility.

Open Space: This category includes land used for pastoral nature areas; utilitarian open areas to preserve critical areas, prime agricultural lands, archaeological sites, traditional cultural properties, or lands dedicated for future uses; and open space corridors, such as roads, trails, or abandoned railroad tracks that connect open spaces into an integrated system. Open spaces perform important functions in improving the quality of life and acting as buffers between various land uses.

Pastoral Open Space: No pastoral open space has as yet been designated within the Urban Growth Boundary for the City of Grand Coulee.

Utilitarian Open Space: Utilitarian open space includes all critical areas identified in the sections above, and the buffer zones that are required by the City's critical areas ordinances. This includes a wetland located on the Bicentennial Park site on the southern edge of town, the shoreline of Crescent Bay Lake and the Columbia River in the NEUGA; and a Bonneville Power Administration right-of-way located adjacent to the Catholic Church property in the Southwest portion of the City.

Open Space Corridors: This category includes utility corridors needed for water, sewer, stormwater, electric, natural gas, or telecommunications utilities. As the analysis in the Transportation Element shows, the interconnection of open spaces is lacking.

Critical Areas: The definition for critical areas is located in the Grand Coulee Critical Areas Ordinance No. 755 (see Appendix C) and the specific critical areas for the City are included in Map VIII, Geologic Hazard Areas; Map IX, Wildlife and Wetland Areas; and Map X, Frequently Flooded Areas. The location and size of these critical areas is indicated in Table I. Also indicated in Table I is the approximate amount of acreage in which these critical areas overlap other areas and uses.

3.0 PUBLIC FACILITIES AND SERVICES

An examination of existing public and semi-public facilities is essential to the development of proposals for future needs. Though a full technical analysis of each facility is beyond the scope of a Comprehensive Plan, certain major aspects of public facilities are mentioned which should indicate the availability and adequacy of existing services. Publicly-owned community facilities include schools, parks, city government,fire and police protection, libraries, water, sewer, and garbage disposal. In addition, there are private or semi-public community facilities such as churches, health services, electrical, and telephone services.

The City of Grand Coulee has a total of 51.3 acres devoted to public facilities, public services, and public or private utilities. This land includes local government buildings (City Hall ,et al), a storage and maintenance facility, public schools, churches, fire stations, a hospital, a library, water and sewer facilities, stormwater facilities, solid waste disposal facilities, and telecommunication facilities. The City provides water, sewer, street paving, street maintenance, street signs, and lighting. Garbage collection and telephone service are provided by private entities. Electrical service is under the Public Utility District of Grant County. An additional 114.4 acres are devoted to transportation facilities, 43.4 acres devoted to Canal right-of-ways, and 1.8 acres devoted to transmission line right-of-ways.

Water System: Grand Coulee has a municipally-owned water system supplied from Lake Roosevelt. This system also serves the Delano Water District and Grand Coulee Heights. Two shafts at the edge of the impoundment (one allowing inflow through pulverized bedrock and one with a direct inflow by way of a culvert) have two 125 h/p pumps with a combined pumping capacity of 700 gallons per minute; however, due to the small diameter pipe leading from those pumps and the amount of lift required, the actual capacity is around 500 gallons per minute. Normal water pressure in the business district is 95 psi though some areas of the City experience as low as 35 psi. The storage capacity of the system is 1,350,000 gallons with an average demand of 418,600 gpd and a peak demand of 1,059.000 gpd. The City of Grand Coulee has an emergency tie-in with the Bureau of Reclamation's water supply to supplement demand during peak use. This is not an adequate supplement, however, during extended periods of peak usage.

The present water system has 570 metered services and was built over forty years ago (with the exception of minor improvement in 1972-1973) and was originally designed to serve a much smaller community. This has resulted in insufficient pumping, storage and distribution. A recent survey of facilities has indicated particular emphasis must be placed on the system's storage capacity.

Wastewater Disposal Facilities: Grand Coulee currently utilizes a secondary treatment system that has an outflow capacity of 750,000 gpd. The population equivalent is 1325. Average flow is 230,000 gpd with a peak flow of 450,000 gpd.

A five-year-old facility is currently running which has adequate capacity to serve the communities of Grand Coulee, Electric City and the Spring Canyon Campground area. The facility includes the following additions: a headworks with Parshall flume, a barminutor and aerated grit chamber; two primary clarifiers; four aeration basin cells; two secondary clarifiers; chlorination facilities and chlorine contact tank; two aerobic digestors; and digested sludge drying beds. The total area of the treatment facilitysite is approximately 1.5 acres.

Solid Waste Disposal: The sanitary landfill is located in the southeastern corner of Grand Coulee on property owned by the Bureau of Reclamation. It is leased by Grant County and sub-leased by the City.

Medical and Emergency Facilities: The residents of the City have the services of Coulee Community Hospital, six-acre site federally supported through the Grant County Health Care Association and a 5,200 square foot health clinic with a six physician capacity. The hospital has 19 beds for acute care patients along with a 29-bed nursing home for long term care. Coulee Community Hospital has department in radiology, ICU/CCU, physical therapy, surgery, maternity, nursery, laboratory, and a 24-hour emergency room. Sixteen people are employed in direct patient care along with two physicians, several consulting specialists, and two physicians assistants. There is one optometrist and two dentists in Grand Coulee with two other dentists located the Grand Coulee Dam Area.

As a result of the passage its bond issue, the hospital district plans to do the following expansions:

Upgrade Surgery, Emergency, Respiratory and Radiology Departments to very-high quality standards.

Construction of a laundry facility, upgrading of laboratory equipment, additional upgrading of the surgery suite, building repair, and an upgrading of the birthing room.

Future plans provide for the development of the architectural facility master plan, which would include expansion of out-patient services, a new three-bay emergency room, a new nursing home wing, and a new office/community room wing.

According to the Grant County Health Care Association, the Coulee Community Hospital service area encompasses a population of approximately 9820 (as of 1981). Currently, this would put the physician/population ratio at 1 to 4910. The United States Department of Health, Education and Welfare figures for 1976 show the national average to approximately one physician per 1000 population. Clearly, there is a need for additional physicians within the hospital service area.

Police and Fire Protection: The Police Department consists of three full time officers, including the Chief of Police and ten reserve officers. The City owns four patrol cars.

The City's present jail facility is a holding jail only, not for stays over four hours. All offenders, juveniles and adults alike, are transported to Grant County jail facilities in Ephrata as soon as possible.

The Department also provides police protection to Electric City. Also, there are twoWashington State Patrol officers residing in the area that maintain a sub-office (out of Ephrata) in the City Police Department office.

The City of Grand Coulee has a fire department consisting of pumper/tanker trucks, 4X4 grass rigs, ambulance service, volunteer firefighters, and personnel trained as Emergency Medical Technicians.

Public Education Facilities: The City of Grand Coulee is part of School District 301J which includes the Grand Coulee Dam Area and the surrounding rural areas. An elementary school and junior high school are located in Grand Coulee while high school students are bussed to Lake Roosevelt High School in Coulee Dam.

School enrollment on October 1, 1992, indicated 455 students in grades K-6, 266 students in grades 7-9, and 273 students in grades 10-12. The current total enrollment is 994. TABLE 2 TABLE 3

DISTRICT 301J DISTRICT 301J

TOTAL SCHOOL ENROLLMENT ETHIC COMPOSITION OF 1992 SCHOOL ENROLLMENT

YearTotal Race Number

1982-3 1141 African American 11

1983-4 1132 Native American 355

1984-51115 Asian American 11

1985-6 1113 Caucasian 605

1986-7 1097 Hispanic 12

1987-8 1038

1988-9 989 TOTAL 994*

1989-90 999 * October 1, 1992

1990-1 967

1991-2 952

1992-3* 968

* May 1, 1993

SOURCE: (Tables 2 and 3) School District 301J, Administration Office.

Library: The Grand Coulee City Library is a member of the North Central Regional Library System with headquarters in Wenatchee. It is available free of charge to residents of Grand Coulee. The hours of operation are as follows; Tuesday/Thursday: 12:30-5:30 / 6:30-8:30; Wednesday/Friday/Saturday: 9:30-11:30/12:30-5:30.

Transportation Facilities: Grand Coulee has approximately 114.4 acres of roadways and their right-of-ways. The location and quality of all transportation facilities are detailed in the Transportation Element.

Stormwater Facilities: Two major storm drains in the City of Grand Coulee are owned and maintained by the Washington State Department of Transportation (Grand Avenue West and Midway Avenue). These storm sewers are deemed to be adequate and are well maintained. The City does own and operate several collector storm sewers, most of which have been constructed or improved in the past 15 years. Most of these storm sewer improvements were funded in conjunction with UAB projects.

4.0 VACANT/UNDERDEVELOPED LANDS

This category includes 883 acres of vacant, undeveloped and underdeveloped acreage in the planning area, 133.3 acres of which are within the City. Most of the land in this category is in subdivisions which are platted but not fully developed; vacant structures containing land and some lands now lying fallow, either as investment property or for future use. Separate from this acreage, a small portion of this land, approximately 5 acres, is in public ownership and can be considered for future open space designations, sale properties, trade for other properties, location of public facilities, or recreational lands.

The following summary of the Acreage in Type of Land Use includes all of the uses described above, as well as, the critical areas that were discussed in the Physical Description Section. This acreage corresponds to the Existing Land Use Map.

TABLE 4

GRAND COULEE PLANNING AREA

LAND USE ESTIMATE (1992)

Type of Land Use City AcreagePlanning Area Acreage

Acres% Acres %

Residential 76.3 14.0205.0 11.0

Urban 3.8 0.7 3.8 0.2

Medium / Low 72.5 13.3 201.2 10.8

Rural 0 0 29.2 1.6

Commercial 19.4 3.6 61.8 3.3

General 18.4 3.4 18.5 1.0

Recreational 1.0 0.2 42.3 2.3

Industrial 1.3 0.2 1.3 0.1

Church / Cemetery 5.1 1.0 9.5 0.5

Cultural Resources* 0 0 1.0** 0.1

Recreational Lands* 99.4 18.2 n/a n/a

Critical Areas

Geological Hazards 400** 73** 1060** 80**

Frequently Flooded* 0 0 2** 0.1**

Wetlands* 0.1** 0.002 0 0

Wildlife Habitat* 67.2 12.3 375.4 20.1

*Overlap areas

**Estimate

Public 310.3 56.9 658.7 35.2

Vacant/

Underdeveloped Lands 133.3 24.4 883.0 47.2

_____________________________________________________________________________

TOTAL: 545.8 100.0 1870.4 100.0

Insert maps V - VIII here6

78III. DEVELOPMENT TRENDS AND OPPORTUNITIES

This section of the Land Use Element explains expected development trends and identifies potential development problems and opportunities. The plan for growth and development in the City of Grand Coulee was to be developed based on the following analyses:

Analysis of Population and Demographics: An analysis corresponding to the residential land use inventory;

Economic Conditions: An analysis corresponding to the commercial, industrial, and resource lands inventory;

Amenities: An analysis corresponding to the historic resources, recreational lands, open spaces, and part of the public facilities inventory;

Physical Conditions: An analysis corresponding to the physical description and the critical areas inventory; and

Infrastructure: An analysis corresponding to part of the public facilities inventory, examines overall land use compatibility, and coordinates the land usage with the other elements of the comprehensive plan (housing, transportation, capital facilities, and utilities).

1.0 ANALYSIS OF POPULATION AND DEMOGRAPHICS

The analysis of local population and demographic trends is important for a broad understanding of the community and to anticipate future needs. The analysis of population projections for the next 20 years is based on Office of Financial Management projections for the County. Thus, the County and the City have agreed to distribute the future population according to the existing rate of growth of the City's population.

Population Changes: The population of the City of Grand Coulee has traditionally reflected the population trends of the Grand Coulee Dam Area: four communities; Grand Coulee, Coulee Dam, Electric City, and Elmer City which are located in four different counties; Grant, Douglas, Lincoln, and Okanogan. Population characteristics in this area are unique due to the fact that it has been and is an area greatly effected by Federal Projects. Construction of the Grand Coulee Dam in the 1930's and additional projects related to water and power resources have been the major determinant of population trends in this area for the past 50 years. The other major influences that have contributed to population characteristics in the Grand Coulee Dam Area are tourism and recreation. Most of the population fluctuations are due to federal construction projects, which seem to be in decline for the long term.

Population Changes Over the Past 50 Years: Since 1960 the population of Grand Coulee has decreased slightly from 1058 residents to 1010 residents. During the past 20 years the population has fluctuated, yet decreased from 1302 residents to the current level. Throughout this period the City has accounted for a varying percentage of the county's total population (ranging from 1% to 2% of the county's population).

TABLE 5

POPULATION DATA

Area196019651970197519801990

Grand Coulee 1058970 130214001167984

Coulee Dam 134413561458156314391087

Electric City 404397651864900910

Elmer City 265237324373350290

TOTAL 307129603735420038563271

SOURCE: U.S. Bureau of the Census and Washington State

The City of Grand Coulee has experienced much the same population fluctuation as the general Grand Coulee Dam Area. During construction periods there is a population increase from 200 to 500 additional people.

TABLE 6

POPULATION OF 1940 - PRESENT

Year Population

19403659

1950 2741

1960 1058

1965 970

1970 1302

1975 1400

1980 1180

1985 1240

1986 1210

1987 1195

1988 1190

1989 975

1990 984

1991 985

1992 1010

SOURCE: U.S. BUREAU of the Census; Washington State Office of Financial Management: Division of Population, Enroll- Enrollment, and Economic Studies

The City of Grand Coulee experienced a decline in total population from 1970 to 1990, but increased in non-construction related population growth from 1960 to 1980. It can be anticipated that the City will continue this trend of a small permanent population increase with dramatic fluctuations during periods of construction impact. The normal trend would be a growth rate of about -2% per 10 year period. This would indicate a population of 970 in 2012; however, these projections should be adjusted to accommodate the expected impacts from retirees and tourism, which aid in justifying the County-Wide Planning Policy population projection of 1130.

Demographics: This section develops a more complete picture of the people expected to reside in Grand Coulee. Portions of the demographic analysis are based on county-wide data and is not specific to the City of Grand Coulee. However, the level of specificity is adequate to assess the general needs of the population. The population and demographic projections will be used to estimate the type of structure, the number of bedrooms per unit, the cost, and the neighborhood setting that will be needed in Grand Coulee.

Development Patterns: Settlement has occurred uniformly around the City center, with the density of settlement slowly increasing towards the center of the City. The City is hopeful that this recent activity will generate future investment through rehabilitation of existing structures and appropriate infill development (building on vacant land in the older part of the City and the removal and/or renovation of substandard structures). The development pattern does not yet show significant sprawl, but the quality of housing and commercial buildings in the older portions of the City is beginning to deteriorate.

Age Distribution of Population: The proportion of elderly in the City (41% over the age of 65) is greater than in the rest of the state (18% over the age of 65). Furthermore, the population of the City is aging with an increasing number of individuals over 65 and a decreasing number of individuals between 20 and 29 years old. The elderly require special consideration in planning housing, transit, and social services. A large retired population will contribute income dollars, but will not be looking for employment opportunities. The proportion of young dependents (22% under the age of 16) is slightly less than in the rest of the state (23% under the age of 16). The median age of Grand Coulee residents is 42.9, nearly 2 years above the State average. The decline in young individuals indicates an out-migration of working age individuals and their families.

Home Ownership: Owner-occupied units have decreased from 80% of occupied residential units in 1980 to 74% of owner-occupied residential units in 1990. The remaining units are either rented or vacant. The implications for housing planning are analyzed in the Housing Element.

Household Size: Table 7 below shows the types of household in the City of Grand Coulee. The implications for housing planning are analyzed in the housing in Housing Element.

2.0 HOUSING

A variety of housing types are found in the City of Grand Coulee. There is a mixture of single-family dwellings and manufactured homes in most residential areas of the City. Multi-family dwellings are also scattered throughout the City, with the main concentration of this type of dwelling unit found to the southeast of the Central Business District. Many rental units and mobile home hook-ups are also available within the City limits. This type of housing mixture is characteristic of communities which experience large population fluctuations due to temporary construction projects. The most accurate available data indicates the types and number of dwelling units in the City of Grand Coulee in Table 7.

TABLE 7

HOUSING TYPES

Type of Dwelling Unit Total Number

CityPlanning Area

Single-family 304 358

Multi-family 111 111

Mobile homes 153 198

TOTAL 568 667

SOURCE: "Housing Unit Change Since Last Census - By Structure Type (1991)" Office of Financial Management: Forecasting Division 3/6/92

To determine accurate information and provide decent, safe housing for all the residents of Grand Coulee a comprehensive housing survey should be undertaken and a housing assistance plan developed as an additional element of this comprehensive plan. Impartial observation indicates that a considerable percentage of the housing units in Grand Coulee are substandard or in need of major repairs. Results from previous surveys show contradictory, incomplete and possibly inaccurate data about housing types, conditions, and number of units in the City. For this reason it is not possible to cite any source or combination of sources as accurate for future planning purposes.

To accommodate a future permanent population of up to 1200 residents in 2012 approximately 575 safe, decent housing units would need to be available within the City. To determine how many existing units can be brought up to standard and how many additional units will be needed in Grand Coulee will depend on the information provided after the completion of a Comprehensive Housing Survey. Data from this survey should also provide the number of rental units as well as vacancy rates. It will then be possible not only to project future housing needs, but to plan for temporary construction housing facilities.

TABLE 8

CITY OF GRAND COULEE

HOUSEHOLDS BY TYPE

Married Couple Family 206 46%

Householding Individuals 76 17%

Elderly Individuals 96 21%

Female Head of Household 46 10%

Non-Married Couple/ Other Family Household 12 3%

Other Non-Family Household 15 3%

TOTAL 451 100%

AVERAGE PERSONS PER HOUSEHOLD: 2.13

AVERAGE PERSONS PER FAMILY 2.81

SOURCE: U.S. Bureau of the Census, 1990

It is anticipated that the average household size will continue to drop, due to lower birth rates, increased longevity of elderly persons, and a single-oriented, late marriage life style. The City of Grand Coulee expects the trend towards smaller household size to continue until it even more closely approximates the household size for the larger metropolitan areas (i.e. Seattle 2.09).

Per Capita Median Income: According to the H.U.D. Office of Economic Affairs, the median per capita personal income in 1990 Grant County was $15,511. This is a 5.7% decline from the income level ten years ago, if adjusted for inflation. This income is well below the state average of $18,777 per capita. This is an indication of the buying power of the average resident and is important in determining the type of housing, retail businesses, recreational opportunities, capital improvements, and feasible transit alternatives that will be appropriate for the community.

Residential Land Use Needs: The analysis in the Housing Element demonstrates that the available residential land is nearly adequate to meet the projected need for 52 single-family units and more than adequately meets the need for six multi-family housing units. Satisfying the projected single-family housing needs will require approximately five additional acres zoned for low density use or two additional acres zoned for high density use. However, the City is examining the inclusion of single-family "estate" housing, which would consist of large lots in the SEUGA. This may include rezoning some portions of the City.

The City examined the location of current and planned housing in relation to critical areas, public facilities, transportation, retail and service centers, recreational lands, open space, and employment centers. The only concerns of the City were the proximity residential average to retail/service centers and employment centers.

3.0 ECONOMIC CONDITIONS

Grand Coulee's prosperity and economic well-being is based primarily on Federal projects. It is also enhanced by tourist trade as well as agriculture, retail trade, and professional services.

TABLE 9

CITY OF GRAND COULEE

ECONOMIC BASE

COMMERCIAL ESTABLISHMENTS

(1992)

Retail 56

Services54

Motel/Hotel/RV5

Restaurants/Taverns 13

Contractors 19

Manufacturing 1

Miscellaneous 17

TOTAL: 165

SOURCE: 1992 Business Licenses, City of Grand Coulee

The total retail sales for the City of Grand Coulee are somewhat above average for cities of comparable size in the State of Washington. Retail sales have fluctuated with changes in the population of Grand Coulee Dam Area that have occurred in the last six years.

TABLE 10

CITY OF GRAND COULEE

SALES TAX DISTRIBUTION

Year Dollar Amount

1983 75,192.11

1984 69,271.76

1985 89,802.91

1986 145, 035.36

1987 102,110.94

1988 101,532.55

1989 99,987.81

1990 114,598.34

1991 99,141.69

1992 126,121.00

SOURCE: City Clerk, City of Grand Coulee

Sales tax distribution is based on sales of taxable items for each calendar year.

TABLE 11

GRAND COULEE DAM AREA

LABOR FORCE - LARGEST REGIONAL EMPLOYERS (1990)

Number of Product/

BusinessEmployees Business

U.S. Bureau of Reclamation 446 Grand Coulee Dam

School District 301J 135 Education

Coulee Dam NRA 74 Recreation Area (NPS)

Coulee Community Hospital65 Medical Care

Safeway 28 Retail Food Store

Coulee Dam Federal Credit Union 23 Financial Institution

City of Grand Coulee 16 Government

Bonneville Power 13 Electricity

SOURCE: Washington State Employment Security Office-LMEA

The majority of the labor force is employed in governmental services. Other employment opportunities are available in education, health care and retail sales and services.

Employment Trends by Industry: The City is shifting away from a natural resource-based economy towards retail and service industries. A transition from higher-paying jobs to lower- paying could potentially affect the per capita income for the City.

Unemployment Rate: The 13.1% unemployment rate for Grand Coulee is well above what is tolerable for the citizens of Grand Coulee. This is the most direct indication of the need for economic development and redevelopment.

Regional Employment Conditions: Federal agencies and projects provide a significant level of employment for the residents of Grand Coulee and the growth of tourism in that region is expected to continue.

Industry: The City is expecting continued decline in its agricultural industry and its manufacturing. This is due to a decline in this business nationwide, rather than a decision to relocate. The decline in agriculture will have a significant impact on the agricultural industry in Grand Coulee. There is only one such site in the City, and its size is quite small.

The City of Grand Coulee should not need any additional industrial land in the next 20 years, and in fact will be looking to transition new uses for the land that is currently in the industrial use category. This is not to say the City would be against any industrial growth in the City or its Urban Growth Area. In fact, a section of land could be set aside for industrial growth in underdeveloped areas around the current industrial area.

Public Sector: With the downsizing of Federal projects and agencies in the area, the stable and unchanging local government employment levels, and the decreasing school population should see an overall decrease in the number of people in the region employed in the public sector. The economic impacts of the loss of professional positions could be quite significant.

Service: The service sector is one of the largest employers in the City. The growth in this sector is due to new residents and tourists who have created a market for services. Jobs in the service sector match the level of training and skill that is typical for the City. Many of the commercial businesses in Grand Coulee are owned and operated by local individuals.

The City should not require any additional high intensity retail/commercial lands, because the City intends to infill in the central business district, and convert former industrial lands to commercial and retail uses. Additional land will be needed for fringe commercial use and for neighborhood commercial use if the anticipated residential development occurs.

4.0 PHYSICAL CONSTRAINTS TO DEVELOPMENT

Planning that considers the environmental limitations of the area avoids relatively expensive site modifications for development of certain lands. Furthermore, this type of planning is essential in order to preserve critical areas and natural resource lands. All of the relevant physical conditions have been mapped and by overlaying these maps the City has developed a series of maps, including the Geological Hazard Areas map (Map IX), Wildlife and Wetlands map (Map X) and Frequently Flooded Areas map (Map XI), which indicate areas where development is not feasible and areas where development is somewhat limited. This map includes steep slopes, soil limitations, one wetland area, and a frequently flooded zone. All other physical land areas are suitable for a range of density and intensity of land uses.

Stormwater Constraints: The volume and timing of stormwater flows is a function of topography, slope, soils, amount of impervious surfaces and other factors.

Geologically Hazardous Areas: The steep slopes to the south and northwest of the City are unsuitable for development because they are unstable and very steep. In addition, soil suitability for septic tank usage and structural support and stability are important factors in determining the potential for development. The survey conducted by the U.S. Soil Conservation Service provided data that was specific enough to be used to determine site development constraints for particular parcels.

Aquifer Recharge Areas: Protection of recharge zones is important because many local residence depend on wells for their drinking water. In addition, the ground water system is interconnected and pollution in the local area may influence the quality of water used elsewhere. The pollution of ground water by effluent, agricultural waste, or industrial waste can contaminate the portion of the aquifer that lies down gradient from the pollution source, and contamination is extremely expensive and difficult to clean up. Thus, improper and excessive development in aquifer recharge areas is not recommended. The Critical Areas Ordinance specifies the types of land uses that are acceptable within the aquifer recharge area. All proposed developments in the zone will be required to comply with the Critical Areas Ordinance.

Frequently Flooded Areas: Most of the frequently flooded areas in the Grand Coulee area and its Urban Growth Area are under Federal ownership. However, those remaining areas often have severe limitations to development due to the possibility of water pollution due to leachate from septic tanks, runoff from roadways, and agricultural lands draining into flood-prone areas.

Wetlands: The City has wetlands inventory information from the National Wetlands Inventory (NWI) maps. As this inventory is not of sufficient accuracy, it is expected that other wetlands will be identified through future studies and through site-specific development evaluations. The NWI has identified several wetlands, but most are within the Urban Growth Area and outside the City Limits.

Fish and Wildlife Habitat Conservation Areas: At this time, the City of Grand Couleehas not classified or designated any fish and wildlife habitat conservation areas. However, the City recognizes that the urban environment is shared with fish and wildlife. The viewsheds that have been identified will not be protected with the regulatory strength of critical areas, but will be considered when revising development regulations. The City recognizes that its habitats exist within a regional habitat system and hopes to coordinate the City's management program with other jurisdictions in the bio-region.

The City has identified that there is a need for determining the impact of development (especially stormwater runoff peak flows) upon fisheries and fish habitat. Under-standing the relationship of development and runoff on fisheries resources is of concern for the community and other jurisdictions.

Contaminated Areas: At this time the City and the State Department of Ecology have not identified any areas that are contaminated by pollution or currently unsafe for habitation.

5.0 AMENITIES/QUALITY OF LIFE

The quality of life in a community is greatly enhanced by the amenities the City has to offer. These amenities include the availability of schools, churches, community facilities, and traditional social services. They also include the aesthetic quality of the City, and the cultural and recreational opportunities the City provides.

Status of Historic Resources: Historic preservation may be defined as the active protection of properties significant to Grand Coulee's past. Historic preservation can be used to enhance the quality of life through several ways including economic development; rehabilitated housing; a revitalized downtown and neighborhoods; cost effective re-use of the community's capital facilities; and enhanced urban design while protecting existing community character and quality of life. Additionally, a variety of incentives are available to promote historic preservation.

At present, Grand Coulee has no properties listed in either the National or State Register of Historic Places, but has four potential properties identified by the state Office of Archaeology and Historic Preservation (OAHP) as having historic or archaeological interest. These sites are not public information, so only section level data are available without direct contact with the OAHP.

Availability of Open Space: Prior to development of this comprehensive plan the City had not planned for open space, although it has protected certain areas of environmental importance. In comparison to the National Parks and Recreation standard of ten acres of parks per 1,000 population, the City has more than adequate park and open space acreage. While the acreage in open space use is sufficient, the location of the open spaces has not been planned and in some cases is notappropriate. For example, open space has not been used effectively as buffer areas between incompatible uses. The agricultural industrial uses are separated from residential areas by open land, but this land is zoned for development.

Condition of Parks and Recreational Land Uses: As with the open space, the City has more than enough acreage in park and recreational uses when compared to the widely used National Parks and Recreation standard, but it is important for the community to examine these facilities to ensure that residents of all ages and with a variety of interests are provided recreational opportunities.

Quality of Social Services: The inventory conducted in this element does not include information about the quality of the social services provided through the local government, educational facilities, churches, emergency services, and the library. However, the City recognizes that changes in the population will effect these services and will require the planning of appropriate facilities. The agents managing each of these facilities need to work with the City to incorporate their future plans with this comprehensive plan.

The public participation process has indicated that important community service needs include activities for seniors, a community center, youth activities, community revitalization and clean-up, and substance abuse rehabilitation. In the past, the City has successfully promoted a multi-service facility for these types of activities to reduce both acquisition and overhead costs.

6.0 FACILITIES AND SERVICES

City Hall: The facilities for public administration are currently in good condition. No significant expansion need is anticipated in the next 20 years.

Water System: Grand Coulee has municipally owned water system supplied from Lake Roosevelt. This system also serves the Delano Water District and Grand Coulee Heights. Two shafts at the edge of the impoundment (one allowing inflow through pulverized bedrock and one with a direct inflow by way of a culvert) have two 125 h/p pumps with a combined pumping capacity of 700 gallons per minute. However, due to the small diameter pipe leading from those pumps and the amount of lift required, the actual capacity is around 500 gallons per minute. Normal water pressure in the business district is 95 psi though some areas of the City experience al low as 35 psi. The storage capacity of the system is 1,350,000 gallons with an average demand of 418,600 gpd and a peak demand of 1,059.000 gpd. The City of Grand Coulee has an emergency tie-in with the Bureau of Reclamation's water supply for supplementing peak use, but it is not an adequate supplement during extended periods of peak usage.

The present water system has 570 metered services and was built over forty years ago (with the exception of minor improvement in 1972-1973) and was originallydesigned to serve a much smaller community. This has resulted in insufficient pumping, storage and distribution. A recent survey of facilities has indicated particular emphasis must be placed on the system's storage capacity. With the assistance of the Creston-Mt. Tolman Impact Assistance Project, the City has recently applied to HUD, EDA, FmHA and the Washington State Department of Social and Health Services for funding to update, improve and expand the current system. The cost of the project will total $5,317,000.

Provision of water to future development not only depends on capacity, but also on design considerations. The City anticipates having enough capacity to serve the projected population, but the costs of providing this service could vary significantly depending on the system design. The City will also need to carefully consider the impact of very large industrial developments.

Wastewater Disposal Facilities: The sewage treatment plant and collection system were designed to accommodate 4,500 residents, and the plant has operated with relatively few problems. A reliable and accurate account of the plant's existing capacity cannot be determined without a detailed engineering study. However, using available information, the City has determined that the system capacity is sufficient to handle projected residential and commercial needs. A more detailed study may be required to determine the ability to serve potential commercial or industrial development.

The homes using on-site septic systems (namely in the Urban Growth Areas) are of particular concern for health reasons. The failure of a single site may be mediated, but if the area as a whole is developed beyond a threshold density, it could lead to public health dangers and surface or groundwater pollution. The City has discovered that single site failures are often due to lack of maintenance and upkeep. The City would benefit from the data collected in a continuous ground water monitoring program, as well as a phased plan to provide service to those future growth areas.

Solid Waste Disposal: Solid waste collection is provided by the City and is transported to the County Landfill. The county landfill currently has a 25-year landfill capacity. It has yet to be determined whether the location of the landfill has any potential impact upon the City's source of drinking water. This issue is a component of the County-wide Planning Policies and will need to be coordinated between the affected jurisdictions. The City recognizes the importance of siting such facilities, and will coordinate with the county for the siting of essential public facilities.

Medical and Emergency Facilities: The City is adequately served by the community hospital. Health care in the City as in many small communities is a very high priority. The City is looking at taking advantage of the comprehensive planning process to research current medical facilities and to publicize this information in an effort to attract more health care professionals.

Police and Fire Protection: The provision of safe residential and commercial areas improves the quality of life for current residents and makes the City more attractive for new residents and businesses. The City plans to increase the police force by one officer for every 500 new residents. This will mean the addition of one officer by 2002 and another by 2022.

Public Education Facilities: The City is anticipates that the current educational facilities will satisfy the needs of the population for the next six years. This is the planning timeframe that is used by the school district. The City recognizes the need for physical fitness facilities as well as a need for expanded recreational facilities. It is considering developing a joint facility for school and public use.

Library: The public library is a an essential part of the community. Continued community education programs between the City library and the school district will be supported.

Transportation Facilities: Various types of land uses will need different types of transportation, and will place different demands on the transportation system. Residential areas need access to centers of employment. Commercial and industrial enterprises need access to supplier and consumer markets. Transportation corridors are often used to extend public services and utilities. The plan projects future transportation needs according to the Future Land Use.

The City will allocate additional land for roadways. Although the City does not currently plan to purchase lands for trail access, they will examine securing right-of-ways adjacent to public lands.

Stormwater Facilities: The City's stormwater system is composed of a informal network of public and private facilities. These include subdivision and commercial development detention/retention ponds, wetlands and drainage ways, publicly owned ditches, culverts and swales. It is anticipated that development will require development of City-owned stormwater treatment facilities, such as constructed wetlands, retention basins, and refitting of the existing drainage system with devices to improve water quality. This would provide a more even flow of water through the system.

Process for Siting Essential Public Facilities: Essential public facilities, as determined by the State Office of Financial Management, will be subject to the following siting process. When essential public facilities are proposed the City will handle proposals in the manner prescribed by the County-Wide Planning policies.

Community Involvement: The City will use timely press releases, newspaper notices, public information meetings, and public hearings to notify citizens in all relevant jurisdictions.

The City will notify adjacent jurisdictions of the proposed project and will solicit review and comment on the recommendations of the County-Wide Site Evaluation Committee.

Consistency with Existing Plans and Regulations: Although the City's comprehensive plan and development regulations will not preclude the siting of essential public facilities, the City will adopt a process, including standards in order to ensure reasonable compatibility and consistency.

To ensure orderly and compatible growth throughout the City, land use controls are necessary implementation tools. The City of Grand Coulee, in 1965, adopted a comprehensive zoning ordinance which divided the City into five use classifications and established setback requirements. Since that time, two other classifications have been added, as the City annexed adjacent property. Other land use controls in existence are building codes and State-wide environmental controls. Another implementation tool which could be adopted in the future is a short subdivision ordinance to control residential development. This could probably be in conjunction with the development regulation amendments supplemental to this Comprehensive Plan.

IV. FUTURE NEEDS AND ALTERNATIVES

Residential: The Plan suggests two general types of residential land uses that will offer a choice of lifestyles to the residents of Grand Coulee. Low intensity neighborhoods are intended to provide for single-family residential uses. Low intensity land uses are recommended for the following areas: from the City limits north of the canal; the triangle bordered by Federal Avenue, Grand Coulee Avenue West and one half block west of Spokane Way; the NWUGA, south and west of the walls of the bluff; and the flat and gentle slope areas and view properties in the SEUGA; High intensity neighborhoods will provide for such land uses as apartments, dwellings with two or more units, mobile homes and mobile home parks. High intensity land uses are suggested for the two blocks west of State Highway 174 on the south side of 'B' Street, the area along Burdin Boulevard between second and third, the area west of the Catholic Church property, the property east of the school and one-half block west of Spokane Way; and sections on both sides of Federal Avenue, at Continental, Main and Seaton Streets. Details of these recommendations can be seen on the conceptual land use maps for each portion of the planning area (Maps XII - XV).

Commercial: Two types of commercial land uses are recommended in the Plan. Commercial development is suggested to focus on the Central Business District. The Plan proposes the development and redevelopment of the area which is located east of the intersection of Highway 174 and Highway 155, along Midway to the bluff on the north, to the City limits, bordered by Federal Avenue and Spokane Way. Less intensive commercial uses are recommended for the Community Service areas located along Spokane Way on the west from Continental to Grand Coulee Avenue and southwest of the school; the north side of 'A' Street west of Second Street to Highway 174; the south side of 'A' Street west of Third to Highway 174; the area on the north side of Burdin Boulevard west of Third Street to Highway 174; the Grand Coulee Avenue East from Martin Road to Butler Street; and on the south side of Grand Coulee Avenue East from Martin Road to Banker Street. Details of these recommendations can be seen on the conceptual land use maps for each portion of the planning area (Maps XII - XV).

Industrial: The Plan recommends an industrial land use area south of the canal, west of Highway 174 to the intersection of Highway 174 and Highway 155, less the land designated as a commercial area and east of the North Dam Park. There is some existing industrial use in this area. The immediate access to the State Highways and the separation from residential and other incompatible land uses reduces the potential land use conflicts often associated with industrial uses.

Land devoted to public uses is also recommended as a continuing element in future planning. Several large areas in the City are committed to this use, including the schools and the hospital. No additional large land areas for public uses are suggested, but specific sites for future public uses, such as the recommended community center,churches and government buildings should be closely coordinated with this general Plan. Details of these recommendations can be seen on the conceptual land use maps for each portion of the planning area (Maps XII - XV).

Parks and Recreation: No additional park and recreation land uses are recommended in this Plan. The Plan encourages improvements to the existing City Park located along the north side of Grand Coulee Avenue East and the completion of the North Dam Park west of Highway 174 and north. A significant amount of open space is suggested due to the natural physical constraints imposed by the topography in the area. An area along and below the bluff at the east City limits and SEUGA should remain in open space as well as the area west of Highway 174, north of and southeast of Highway 174 the northern portion of the NWUGA; and Highway 155 to the City limits is recommended for open space at this time. In the future the current landfill site could be reclaimed and developed. An area on either side of the canal should also be designated for open space, as development is unfeasible. Details of these recommendations can be seen on the conceptual land use maps for each portion of the planning area (Maps XII - XV).

Insert maps

IV. GOALS, OBJECTIVES, AND POLICIES

This section discusses the plan for future land uses in the City of Grand Coulee. The timing of development and provision of services are key components of this planning process. In addition to the discussion below, a set of Future Land Use Maps (Map XII-XV) have been developed to illustrate the various land uses and growth management strategies.

An analysis of existing conditions and projected needs in the previous section highlighted the areas of concern and opportunities for Grand Coulee. The Vision Statement for the City was used, along with the inventory and analysis contained in this element to create a plan. The plan contains a strategy for achievement of the City's goals in light of existing conditions in the City. The Goals, Objectives, and Policies within the plan provide guidelines and positive actions.

The plan and policies for land use issues in the City of Grand Coulee are organized as follows:

Vision Statement. This statement is essential to the quality of life in the City of Grand Coulee and will remain unchanged for long-term planning.

Land Use Goals. These goals describe concepts to be used in decision making. These goals are based on the existing conditions and projected changes in the City, and will be revised as the City changes.

Policies and Strategies. The actions and policies specify what should be accomplished to reach objectives and goals. These policies either provide clear guidance for decision making or provide clear processes that will be implemented. The accomplishments under these policies can be used to measure progress toward goals and objectives.

GOAL 1:Develop land use patterns in Grand Coulee to prevent incompatible adjacent land uses.

Objective A:Grand Coulee will develop a general allocation of land use through analysis and review of past and present actions and documents.

Policy 1:Review the present zoning ordinance to see if logical physical subdivisions are being followed in the zones.

Policy 2:Review past actions by the City Council to see if incompatible land uses have occurred.

Policy 3:Develop guidelines to insure that decisions are made fairly and objectively.

Policy 4:Encourage the use of existing vacant land within the Corporate Limits where feasible.

GOAL 2:Provide for the concentration of business within a Central Business District while maintaining residential neighborhoods protected from commercial and industrial developments.

Objective A:Enhance the establishment and maintenance of business locations.

Policy 1:Review the present zoning allocations to ensure that sufficient and appropriate areas are located within the Grand Coulee planning area.

Policy 2:Encourage small business owners to expand present establishments.

Strategy A:Encourage City government to purchase goods and services locally when financially feasible.

Policy 3:Standardize an understandable set of land use action procedures to be made readily accessible to the public.

GOAL 3:Encourage the economic development of Grand Coulee by providing adequate and appropriate locations for business establishment.

Objective A:Distribute an information packet extolling the quality of life in Grand Coulee to businesses and individuals which may be seeking to relocate or expand.

Objective B:Review the present zoning levels to determine if uses requiring a conditional use permit can be upgraded to permitted uses without a conditional use permit.

GOAL 4:Improve the overall appearance and aesthetic qualities of Grand Coulee.

Objective A:Manage permitted land uses.

Policy 1:Provide efficient and consistent enforcement of present and future ordinances.

Objective B:Improve aesthetic conditions in Grand Coulee

Policy 1:Encourage volunteers and organizations to continue clean-up and beautification efforts.

Policy 2:Examine City-sponsored beautification programs and promotions.

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