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Old Heat CERB Feasibility Study | 47 <br />8270 Tjossem Road in Ellensburg, WA <br />$3,000,000 <br />Spanning 12.42 acres and zoned Commercial Agriculture within Kittitas County, <br />this property currently features five industrial buildings totaling approximately <br />127,200 square feet. These structures include current uses such as distribution, <br />heavy processing, workshop, and storage facilities, along with 1,200 square feet <br />of office space. The site benefits from its strategic location directly off Exit 115 <br />on I-90, boasting heavy power and gas onsite, reinforced concrete slabs, a truck <br />dock, security system, an income-generating truck scale, a high-volume well, and <br />fiber internet access. Notably, no environmental issues have been identified. <br />While the existing infrastructure and large acreage present potential advantages, <br />such as offering significant space for reconfiguration and outdoor amenities, <br />the property's Commercial Agriculture zoning poses a significant hurdle. This <br />zoning aims to preserve farmland and agricultural operations, and while some <br />"cultural and educational facilities" might be conditionally permitted, a large- <br />scale community building generating substantial public traffic would not align <br />with the zone's primary intent, likely facing considerable regulatory challenges. <br />The rural setting, approximately 4.5 miles from Central Washington University <br />and well outside Ellensburg city limits, creates further drawbacks. The absence <br />of sidewalks and nearby bus stops limits accessibility for those without personal <br />vehicles, excluding segments of the community. <br />Introducing consistent, high-volume traffic onto these rural agricultural roads <br />is also problematic; these roads are not designed for such intensity, leading <br />to potential congestion, safety concerns, and disruption to adjacent farming <br />and industrial operations. Furthermore, being situated amidst active farms and <br />industrial facilities could lead to conflicts regarding noise, dust, odors, and safety <br />for community members. Ultimately, despite its size and existing structures, this <br />property’s zoning conflicts, and rural complications make it an unsuitable choice <br />for the project.4 <br />Exhibit 6: Tjossem Road <br />Image Credit: Loopnet