Social: Expanding the UGB for industrial use in this location would have slight potentially negative social <br />consequences for nearby residents exposed to traffic and other impacts of such uses close to their <br />homes. Overall social consequences from expanding onto this site for industrial use would be neutral. <br />Summary: Although there are some environmental, energy, economic and social concerns associated <br />with expanding on this site, they are insufficient to discard it from further consideration at this juncture. <br />Site P4.6d is, therefore, to be considered as a candidate industrial expansion site in Section Ill.g, below. <br />Site P4.6e - <br />This site is 12.8 contiguous acres of a 45.1 acre tax lot designated Agricultural. If suitable, Site P4.6e <br />could meet the need for one of four sites of between 10 and 20 acres. It could potentially be assembled <br />with the adjacent second priority site, which is a 3.1 acre tax lot designated Rural Residential (see <br />analysis of Subarea P2.7, above). If combined with the second priority site (3.1 acres), however, it would <br />still fall into the 10-20 acre category at 15.9 acres. As such, including the second priority site does not <br />enable the City to include fewer acres of lower priority land, because the adjacent fourth priority site is <br />equally viable without it. The second priority site therefore does not assist the City in meeting any <br />industrial land need, and is now dismissed from further analysis. Site P4.6e is surrounded by land <br />designated Agriculture, with the exception of Rural Residential designated land to the south. The site is <br />bordered by Crow Road to the east. <br />Environmental: Expansion onto this site for industrial purposes would create an industrial site adjacent <br />to agricultural land. This adjacency could have potential minor environmental consequences. <br />Additionally, 72% of the tax lot is constrained by slope, leading to a considerable amount of fourth <br />priority land that would be taken in by expanding for this site, but would not directly serve the industrial <br />need. Overall environmental consequences from expanding onto this site for industrial use would be <br />slightly negative. <br />Energy: The mix of nearby uses and the proximity of this site to the current UGB suggests potential <br />positive energy impacts due to efficient location of employment relative to other uses. Overall energy <br />consequences from expanding onto this site for industrial use would be positive. <br />Economic: A UGB expansion to include Site P4.6e to serve the City's need for industrial employment land <br />is not likely to actually result in a site that is truly available for economic development during the <br />planning period. Site P4.6e is separated from the current UGB by Rural Residential and agricultural land. <br />For Site P4.6e to be developed for the needed urban industrial use, it would first need to be annexed <br />into the city limits. The City would be legally prohibited from annexing Site P4.6e until the site is <br />contiguous with the city limits, either through annexation of the intervening residential or agricultural <br />land (which would not serve an identified need for the City), or an (arguably unreasonable) "cherry <br />stem" annexation of Crow Road. Given that it is highly unlikely that Site P4.6e would be annexable <br />during the planning period, expanding the UGB to include it for industrial employment would create <br />"phantom" capacity, failing to meet the goals of the expansion. Additionally, the cost of extending urban <br />services to this area for the few available candidate sites is disproportionate to the benefit. Overall <br />economic consequences of expanding the UGB onto this site for industrial use would be negative. <br />Social: Expanding the UGB for industrial use in this location would have slight potentially negative social <br />consequences for residents exposed to traffic and other impacts of such uses adjacent to their homes. <br />Overall social consequences from expanding onto this site for industrial use would be neutral. <br />Appendix B to Findings May 2017 Page 89 <br />