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The demand for second homes was projected (using various factors such as population growth within two hours of the Pass, the estimated growth rate of mountain second homes, and the rate of expected buyers at the Pass) at an average of between 39-89 second homes per year between 1998 and 2005 and 50 to 120 per year between 2006 and 2015. Again using a conservative growth assumption, it is projected that over the 1998-2005 planning period, 380 new second homes will be constructed within the area. This entails an annual average of approximately 54 new second homes per year. During the 2006-2015 period, as the environment continues to improve related to ski area and summer facility upgrades, it is projected that an additional 710 second homes will be constructed, an annual average of 71 new second home dwellings. Under those assumptions, over the approximately 15 year time frame for the planning period, a combined primary and second home total of 1,257 new units, or an annual average of 74 dwellings per year will be constructed within the Snoqualmie Pass area. In comparison, over the past few years, (1995-97) an average of 13 dwellings were constructed within the Snoqualmie Pass area. The conservative estimate of demand represents a significant increase in building rate and maturation of the community over the next planning period. It should be noted that demand over time may vary considerably as various unanticipated economic and social factors occur. (A potential range in demand for residential dwellings was projected, from a low of 882 new residential units to a high of 2,132 new residential units within the planning area.) Under any of these projections, the Pass has sufficient residential land capacity to meet the estimated demand. 3.2.2 Commercial Development Capacity and Demand A similar analysis was conducted for commercial land area. Currently, there exists 30,000 square feet of commercial development on 8.22 acres of land in the Snoqualmie Pass area. The potential exists for 112.64 additional acres of commercial development in the area, including land for hotels, which could accommodate over one million square feet of commercial space (assuming four square feet of land are required for each square foot of building). Most of the existing commercial acreage is concentrated in the Summit West area, while much of the potential additional acreage is located in the Summit Central and Gold Creek areas. An analysis of demand for retail commercial square footage within the Snoqualmie Pass Planning Area was also undertaken, consisting of estimating demand related to "spending factors" of the projected permanent residents, second homeowners, overnight lodging guests, day visitors to the area, and regional pass-through traffic. Standards for per capita spending by each of these groups of consumers were developed and applied to various commercial categories, including: high turnover restaurants, quality restaurants, supermarkets, convenience retail, specialty retail, gas stations, and hotels and motels. The composite annual spending patterns for commercial uses were then tabulated with benchmarks for the year 2005 and 2015. Total projected annual spending within Snoqualmie Kittitas County Comprehensive Plan December 2016