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50 | Old Heat CERB Feasibility Study <br />32 Thorp Hwy S in Ellensburg, WA <br />$7,295,000 <br />This property, currently operating as a well-established KOA campground, <br />presents an initial consideration for a potential community building due to its <br />substantial 15.72-acre expanse. This site is within the Ellensburg Urban Growth <br />area under the General Commercial County zone and contains a diverse array <br />of existing facilities, including four deluxe cabins, a furnished apartment, and a <br />single-wide mobile home. <br />Additionally, the significant open space could theoretically accommodate outdoor <br />community events. The property’s proximity to the I-90 western exit could also <br />be perceived as a potential advantage for regional accessibility. However, a <br />comprehensive evaluation reveals significant challenges that render this location <br />less than ideal for a public community center. Accessibility for the public is a <br />primary concern, as the nearest public transit stop is approximately 0.5 miles <br />northeast at Love’s Travel Stop, a gas station. <br />Reaching the property from the interstate requires navigating the heavily trafficked <br />roundabout at the I-90 Exit 106 interchange and crossing the consistently busy <br />overpass, with a notable absence of pedestrian infrastructure such as sidewalks <br />in the surrounding area, posing safety and logistical issues for non-vehicular <br />access. <br />Furthermore, its distance from Central Washington University (approximately <br />2.5 miles) may limit its direct utility for the student population without improved <br />connectivity. More critically, the property is subject to considerable environmental <br />and zoning restrictions. A significant portion of the site lies within the Yakima <br />River floodway, an area where new construction is generally prohibited. <br />The entire property is designated under the “Urban Conservancy” shoreline <br />master plan (SMP). According to Chapter 13 of the Washington State Department <br />of Ecology’s SMP handbook, this designation primarily permits uses that <br />“preserve the natural character of the area or promote preservation of open <br />space, flood plain or sensitive lands”7 <br />This restrictive zoning significantly curtails the scope and type of development <br />allowable, making it highly challenging to undertake the extensive renovations <br />and changes of use necessary to convert the existing campground facilities into a <br />functional community center. These substantial limitations collectively indicate that <br />this property is largely unsuitable for the proposed community building project.8 <br />Exhibit 9: Thorp Hwy <br />Image Credit: Zillow